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Page 1 of 126 Ben Lomond National Park Ski Slope Plan May 2009
Cite as: Parks and Wildlife Service 2009, Ben Lomond National Park Draft Ski Slope Plan, Parks and Wildlife Service, Department of Environment, Parks, Heritage and the Arts, Hobart. Parks and Wildlife Service Department of Environment, Parks, Heritage and the Arts, 2009
Apart from fair dealing for the purpose of private study, research, criticism or review, as permitted under the Commonwealth Copyright Act 1968, no part of this document may be reproduced for any means without written permission from the Department of Environment, Parks, Heritage and the Arts , GPO Box 1751, Hobart, Tasmania 7001.
Page 2 of 126 Ben Lomond National Park Ski Slope Plan May 2009
Invitation to comment
What do you think of the proposals in this draft Ski Slope Plan? You are invited to have a say on how the Ben Lomond National Park ski slopes will be managed in the future.
Making a submission:
Please make your submission concise and, where possible, refer to the relevant section numbers in the draft Ski Slope plan. Provide reasons and sources of information to support your comments and suggest alternatives where you disagree with proposals. Submission should be addressed or emailed to: representations@parks.tas.gov.au or Draft Ski Slope Plan Parks and Wildlife Service (Northern Region) GPO Box 46 Kings Meadows 7249
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Table of Contents
INVITATION TO COMMENT .......................................................................................................... 3 1 EXECUTIVE SUMMARY ............................................................................................................ 9 2 PLAN SETTING ........................................................................................................................ 12
2.1 2.2 2.3 2.4 2.5 2.6 2.7 3.1 3.2 3.3 3.4 PLAN AND MANAGEMENT BACKGROUND ........................................................................................................... 12 SCOPE ...................................................................................................................................................................................... 12 OBJECTIVES ............................................................................................................................................................................ 12 SKI SLOPE PLAN CURRENCY.......................................................................................................................................... 13 PLAN PREPARATION ......................................................................................................................................................... 13 CONSTRAINT ISSUES ......................................................................................................................................................... 13 BEST PRACTICE .................................................................................................................................................................... 14 THE LOCATION .................................................................................................................................................................. 17 CLIMATE.................................................................................................................................................................................. 17 TOPOGRAPHY ..................................................................................................................................................................... 18 DRAINAGE (REFER ALSO TO 3.3 AND 4.2.3.2) ........................................................................................................ 18
4.1 INTRODUCTION ................................................................................................................................................................ 21 4.2 NATURAL VALUES OF THE SKI SLOPE ....................................................................................................................... 21 4.2.1 Flora, Background ............................................................................................................................................................ 21 4.2.1.1 Plant Communities .................................................................................................................................................................... 22 4.2.1.2 Species........................................................................................................................................................................................... 22 4.2.1.3 Vegetation Issues ....................................................................................................................................................................... 22 4.2.2 Fauna .................................................................................................................................................................................... 23 4.2.3 Geology and Soils ............................................................................................................................................................. 23 4.2.3.1 Geology.......................................................................................................................................................................................... 23 4.2.3.2 Soils ................................................................................................................................................................................................ 24 4.2.4 Environment....................................................................................................................................................................... 24 4.2.4.1 Assessment and Management .............................................................................................................................................. 24 4.2.4.2 Visual Impacts ............................................................................................................................................................................. 25 4.2.4.3 Noise .............................................................................................................................................................................................. 25 4.2.5 Ecological Processes ........................................................................................................................................................ 26 4.2.6 Snow (see also 6.9) ........................................................................................................................................................ 26 4.3 CULTURAL RESOURCES & VALUES.............................................................................................................................. 29 4.3.1 Customary Activities ....................................................................................................................................................... 29 4.3.2 Historic heritage values .................................................................................................................................................. 29 4.3.3 Aboriginal heritage ........................................................................................................................................................... 30 4.3.4 Engaging the Community, Community Groups and Neighbours ............................................................................... 30 4.4 PROTECTION OF VALUES: ENVIRONMENTAL IMPACT ASSESSMENTS (EIAS) .......................................... 30 5.1 OVERVIEW ............................................................................................................................................................................. 32 5.2 ACCESS .................................................................................................................................................................................... 32 5.2.1 Walking Tracks (summer and winter) .................................................................................................................... 32 5.2.2 Activity Areas (winter) ................................................................................................................................................. 33 5.2.3 Oversnow Vehicles (winter) ....................................................................................................................................... 33 5.2.4 Access Restrictions (winter, see 5.2.3 above also) ................................................................................................ 33 5.2.5 Servicing & Maintenance (summer) ........................................................................................................................... 33 5.2.6 Skier Egress (winter) ..................................................................................................................................................... 33 5.3 COMMUNICATION (WINTER) .................................................................................................................................... 36 5.4 UTILITIES ................................................................................................................................................................................. 36 5.4.1 Water and Water Supply ............................................................................................................................................... 36 5.4.2 Electricity and Energy ...................................................................................................................................................... 36 5.4.3 Toilets (sewered) ............................................................................................................................................................. 36 5.5 SNOW SPORTS (WINTER) ............................................................................................................................................. 36 5.5.1 Snow Activity Instruction (winter) ............................................................................................................................ 37 5.6 PARKS & WILDLIFE SERVICE............................................................................................................................................ 37 5.7 SKI PATROL (WINTER).................................................................................................................................................... 37 5.8 ACCOMMODATION WITHIN THE SKI SLOPE ........................................................................................................ 37 5.9 SERVICE AND STORAGE BUILDINGS .......................................................................................................................... 38 5.10 RECREATIONAL ACTIVITIES ........................................................................................................................................... 38 5.10.1 Tobogganing (winter) ........................................................................................................................................................ 38 5.10.2 Terrain Park (winter) ........................................................................................................................................................ 38
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6 APPRECIATION OF SKI SLOPE ISSUES (8 COVERS ISSUES RELATED TO OPERATIONAL PRACTICES) ......................................................................................................................................... 50
6.1 6.2 6.3 6.4 6.5 6.6 6.7 6.8 6.9 QUALITY OF SKI SLOPE INFRASTRUCTURE (SEE ALSO 8) ................................................................................. 50 BEGINNERS AND NOVICES ............................................................................................................................................ 50 GROOMING .......................................................................................................................................................................... 50 AFFORDABILITY ................................................................................................................................................................... 50 VOLUNTEERS ........................................................................................................................................................................ 50 COMMUNITY AND MANAGEMENT ............................................................................................................................ 51 DEMAND TRENDS .............................................................................................................................................................. 51 TOURISM POTENTIAL ....................................................................................................................................................... 51 CLIMATE CHANGE ............................................................................................................................................................. 51
5.10.3 Snow Play (winter) ............................................................................................................................................................. 38 5.10.4 Competitions, Races and Fun Days (winter mostly) ................................................................................................. 38 5.10.5 Cross-Country Skiing (winter)........................................................................................................................................ 39 5.10.6 Jumps (winter) ..................................................................................................................................................................... 39 5.10.9 Oversnow Vehicle Tours (winter) ................................................................................................................................. 39 5.11 TOW USE ACTIVITIES (WINTER) ................................................................................................................................ 39 5.11.1 Skiing and Snow Boarding Terrain ................................................................................................................................... 39 5.11.1.1 Natural obstacles and risk management........................................................................................................................... 40 5.11.1.2 Skiing Runs18 (see also Map 3) .............................................................................................................................................. 40 5.11.2 People ...................................................................................................................................................................................... 41 5.11.2.1 Skill Levels...................................................................................................................................................................................... 41 5.11.2.2 Skill Level Segregation ............................................................................................................................................................... 41 5.11.2.3 Skier Circulation ........................................................................................................................................................................... 41 5.11.2.4 Crowding ........................................................................................................................................................................................ 42 5.11.3 Slope Capacity (Terrain Capacity) ................................................................................................................................... 42 5.11.4.1 Tows, Description ........................................................................................................................................................................ 46 5.11.4.2 Condition and Suitability ........................................................................................................................................................... 46 5.11.4.3 Tow Capacity ................................................................................................................................................................................ 46 5.11.4.4 Surfacing ........................................................................................................................................................................................ 47 5.11.4.5 Tow Tracks (see also 5.11.4.2) ........................................................................................................................................... 47 5.11.4.6 Loading and Offloading ............................................................................................................................................................. 47 5.11.4.7 Ski Tow Risk Assessment.......................................................................................................................................................... 47 5.11.5 Snow Fences .......................................................................................................................................................................... 48 5.11.6 Summer Grooming (Slope Grooming) (see also 3.1, 3.4, 4.2.1.4 & 4.2.3.1) ........................................................ 48 5.11.7 Winter Grooming (Snow Grooming) ............................................................................................................................. 48 5.11.8 Snow-Making .......................................................................................................................................................................... 48
7.1 THE VISION ............................................................................................................................................................................ 53 7.2.1 Development Assessment Framework (see also Appendix 5) ............................................................................. 53 7.2.2 Other Parameters, Assumptions and Findings .......................................................................................................... 53 7.3.1 Village - Slope Interface .................................................................................................................................................. 54 7.3.2 Access ....................................................................................................................................................................................... 54 7.3.3 Summer Walking Tracks (see 7.3.1 and 7.13.2.1 also) ......................................................................................... 54 7.3.4 Winter Pedestrian Circulation .................................................................................................................................... 54 7.3.5 Pedestrian Access over Downhill Skiing Slopes in Skiing Season ........................................................................ 54 7.3.6 Egress to Public Shelter and Arrival Area .................................................................................................................. 54 7.3.7 Oversnow Vehicles (OSV) and Vehicle Access in Skiing Season (see also 7.13.2.1) ...................................... 55 7.3.8 Vehicle Access in Summer ................................................................................................................................................ 55 7.4 COMMUNICATION (WINTER) .................................................................................................................................... 56 7.4.1 Intramountain .................................................................................................................................................................... 56 7.4.2 External ............................................................................................................................................................................... 56 7.5 UTILITIES AND SERVICES INFRASTRUCTURE.................................................................................................................... 56 7.5.1 Water and Water Supply ............................................................................................................................................... 56 7.5.2 Electricity ............................................................................................................................................................................ 57 7.5.3 Toilets.................................................................................................................................................................................. 57 7.6 SNOW SPORTS .................................................................................................................................................................... 57 7.6.2 Beginner Area, Ski School and Instruction (winter) .............................................................................................. 57 7.7 PARKS & WILDLIFE SERVICE............................................................................................................................................ 57 7.8 SKI PATROL (WINTER).................................................................................................................................................... 58 7.8.1 Helicopter Evacuation ..................................................................................................................................................... 58 7.9 SERVICES OPERATING HOURS (WINTER) .............................................................................................................. 58 7.10 SLOPE ACCOMMODATION ........................................................................................................................................... 58
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7.11 RECREATIONAL ACTIVITIES ........................................................................................................................................... 59 7.11.1 Designated Activity Areas and Guidelines ..................................................................................................................... 59 7.11.2 Tobogganing (winter) ........................................................................................................................................................ 59 7.11.3 Snow Boarding (winter) .................................................................................................................................................... 59 7.11.3.1 Terrain Park (winter) ............................................................................................................................................................... 60 7.11.4 Snow Play (winter) ............................................................................................................................................................. 60 7.11.5 Competitions (winter mostly) ......................................................................................................................................... 60 7.11.6 Cross-Country Skiing (winter)........................................................................................................................................ 60 7.11.7 Jumps (winter) ..................................................................................................................................................................... 61 7.11.8 Walking (see 7.3.1, 7.3.3, 7.3.5, 7.3.8 & 7.13.2.1) ......................................................................................................... 61 7.11.9 Tubing (winter) ................................................................................................................................................................... 61 7.11.10 Oversnow Vehicles Tours (winter)............................................................................................................................. 62 7.11.11 Ice Skating (all year) ........................................................................................................................................................... 62 7.11.12 Other Activities .................................................................................................................................................................. 62 7.11.13 Social (all year) .................................................................................................................................................................... 63 7.11.13 Social (all year) .................................................................................................................................................................... 63 7.11.14 Future Possibilities ............................................................................................................................................................. 63 7.12 TOW USE ACTIVITIES (WINTER) ................................................................................................................................ 64 7.12.1.1 Skier Access to Tows .................................................................................................................................................................. 64 7.12.1.2 Skier Circulation ........................................................................................................................................................................... 64 7.12.2.1 Proposed Tow Rearrangement ............................................................................................................................................... 64 7.12.2.2 Slope Capacity (Terrain Capacity) ......................................................................................................................................... 64 7.12.2.3 Tow Capacities ............................................................................................................................................................................. 65 7.12.3.1 Tow and Lift Improvement and Installation Principles .................................................................................................... 65 7.12.3.2 Specific Tow Improvements ..................................................................................................................................................... 66 7.12.3.3 Future Climate and Tows ......................................................................................................................................................... 67 7.12.3.4 Facilitating Tow Capacity and Safety .................................................................................................................................... 67 7.12.4 Ground Surfacing .................................................................................................................................................................. 68 7.12.4.1 Decking and Tow Adjuncts cf 7.13.2.2, 7.12.5.1 ............................................................................................................ 68 7.12.4.2 Obstacle Bridging ........................................................................................................................................................................ 69 7.12.4.3 Tow Tracks (see also 7.11.3, 7.12.3.1, 7.12.4.1 -.4 & above) ................................................................................... 69 7.12.5 Snow Collection and Wind ................................................................................................................................................ 70 7.12.5.1 Snow Fences (see also 7.16, point 8 and 7.12.4.1)........................................................................................................ 70 7.12.5.2 Snow Covers.................................................................................................................................................................................. 70 7.12.5.3 Wind Protection ........................................................................................................................................................................... 71 7.12.6 Night Skiing ............................................................................................................................................................................ 71 7.12.7 Workshops, Storage, Generator Sheds & Garaging .................................................................................................... 71 7.13 SUMMER GROOMING (SLOPE OR TERRAIN GROOMING)................................................................................ 71 7.13.1.1 General Appreciation ................................................................................................................................................................. 71 7.13.1.2 Ben Lomond .................................................................................................................................................................................. 72 7.13.1.2.1 Rock Removal and Bush Pruning (selective grooming) ........................................................................................... 72 7.13.1.2.2 Terrain Modification ........................................................................................................................................................... 73 7.13.1.2.3 General Grooming Recommendations.......................................................................................................................... 73 7.13.1.3 Existing BLSA Grooming Proposal .......................................................................................................................................... 74 7.13.2.1 Vehicle Routes .............................................................................................................................................................................. 74 7.13.2.2 Development and Improvement of Tow Tracks (see 7.12.4.3) .................................................................................. 74 7.13.2.3 Foundations ................................................................................................................................................................................... 74 7.13.2.4 Larger Infrastructure .................................................................................................................................................................. 74 7.13.2.5 Drainage ........................................................................................................................................................................................ 74 7.13.3 Machinery for Grooming .................................................................................................................................................... 75 7.14 REHABILITATION (SEE ALSO 4.2.1.3, 7.12.4, 7.13.1.2, 7.13.2.2, 7.13.2.7 AND APPENDIX 6) ................. 75 7.15 WINTER GROOMING (SNOW GROOMING) (SEE 7.12.4.3 TOO)................................................................ 77 7.16 SNOW MAKING (PHOTOGRAPH OF SNOW-GUN USE ON PAGE 14) ........................................................ 77 7.16.1 Water for Snow-Making ..................................................................................................................................................... 78 7.17 HISTORIC HERITAGE ......................................................................................................................................................... 79 7.18 PROMOTION ........................................................................................................................................................................ 79 7.19 LICENCES AND LEASES ..................................................................................................................................................... 80 7.20 PRECIS OF MAIN ACTIVITY ACTIONS ........................................................................................................................ 80 8.1 STAFF SAFETY ....................................................................................................................................................................... 81 8.2.1 Public Safety, General Staff Actions ............................................................................................................................. 81 8.2.2 Signs ..................................................................................................................................................................................... 81 8.2.3 Fog ........................................................................................................................................................................................ 81
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8.2.4 Safety Codes ...................................................................................................................................................................... 81 8.2.5 Drinking Water ................................................................................................................................................................. 82 8.2.6 Shelter ................................................................................................................................................................................. 82 8.3 CARE OF ENVIRONMENT .............................................................................................................................................. 82 8.3.1 Monitoring and Prevention (see also 4.2.1.3, 4.2.4 and Appendix 6) ............................................................... 82 8.3.2 Waste .................................................................................................................................................................................. 82 8.3.3 End of Season .................................................................................................................................................................... 82 8.4 Maintenance ....................................................................................................................................................................... 82 9.1 9.2 9.3 ECOLOGICAL PERFORMANCE INDICATORS ......................................................................................................... 84 SOCIAL PERFORMANCE INDICATORS ...................................................................................................................... 84 ECONOMIC PERFORMANCE INDICATORS ............................................................................................................. 84 ABBREVIATIONS & ACRONYMS ................................................................................................................... 85 RELEVANT SERVICE PROVIDERS IN 2008 .................................................................................................. 86 REFERENCES ......................................................................................................................................................... 87 SKI SLOPE MANAGEMENT SETTING ........................................................................................................... 89 PLANNING DOCUMENTS, LEGISLATION AND CODES..................................................................... 91 ENVIRONMENT NOTES ................................................................................................................................... 92 SKI LIFTS AND TOWS, POTENTIAL SCENARII AND ARRANGEMENTS ....................................... 94 SLOPE AND TOW CAPACITY DATA ......................................................................................................... 96 SOME ACCEPTABLE SUMMER ACTIVITIES FOR THE SKI SLOPE AREA ...................................... 110 SNOW FENCES .................................................................................................................................................. 110 SOME SLOPE GROOMING AND DRAINAGE RECOMMENDATIONS .......................................... 111 HERITAGE, SUMMIT HUTS ............................................................................................................................ 112 SOME POTENTIAL MANAGEMENT MATTERS FOR THE NEXT 25 YEARS ................................. 113 IDEAS FOR RESOURCING ............................................................................................................................. 114 SUMMARY OF MAIN ACTIONS & RECOMMENDATIONS FOR THE BEN LOMOND SKI 117
APPENDICES .................................................................................................................................... 85
APPENDIX 1 APPENDIX 2 APPENDIX 3 APPENDIX 4 APPENDIX 5 APPENDIX 6 APPENDIX 7 APPENDIX 8 APPENDIX 9 APPENDIX 10 APPENDIX 11 APPENDIX 12 APPENDIX 13 APPENDIX 14 APPENDIX 15 SLOPE
LISTED PHOTOGRAPHS
Photograph 1: Photograph 2: Photograph 3: Photograph 4: Water and Bare Ground near Summit Load Slope just beyond Proposed Village T-bar Offload (rocks) Same Slope from the West rocks Existing Impacted Routes 20 20 20 31
TABLES
Table 5.1 Table 5.2 Table 5.3 Table 5.4 Table 5.5 Table 5.6 Table 7.1 Table 7.2 Table 7.3 Table 7.4 Table 7.5 Table 7.6 Table 7.7 Table 7.8 Table 7.9 Table 7.10 Skier Skill Demand on Slope 2008 Slope Capacity by Skill Level 2008 Maximum Tow Capacities in 2008 2008 Average Tow Capacities in 2008 2008 Slope Capacity for Skiing & Snow Boarding, by Tow Comfortable Carrying Capacity (tow capacity) Slope Capacity for Proposed Tows Rearrangement Average Capacities for Proposed Tow Rearrangement Best Capacities for Proposed Tows Rearrangement Slope Capacity for Proposed Tows Rearrangement Average Carrying Capacities for More T-bar Equivalents Best Capacities for More T-bar Equivalents Capacities for More T-bars Equivalents Chair Slope Capacity By Tow for More T-Bar Equivalents Slope Capacity for More T-bar Equivalents Chair by Skill Level Slope Capacity by Tow for More T-bars Equivalents Chair Throw of Snow verses Snow Fence Separation Example of a Seasonally Dismantled Fence Temporary Fence for Short-Term Snow Catching Standard Unit of Permanent Snow Fence Approximate Skier / Boarder Skill Distribution 96 96 98 99 101 103 103 104 104 105 105 106 106 107 108 109 48 49 49 49 97
FIGURES
Figure 1: Figure 2: Figure 3: Figure 4: Figure 5.1:
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Figure 5.2: Figure 5.3: Figure 5.4a: Figure 5.4b: Figure 7.1: Figure 7.2: Figure 7.3:
Approximate Skier / Boarder Distribution via 2008 Tows Comfortable Tow Capacity compared to Slope Capacity for Excellent Snow Comfortable Tow Capacity for Average Snow compared to Slope Capacities Comfortable Tow Capacity compared to Slope Capacity for Average Snow Tow Capacity for Average Snow vs. Slope Capacity for Proposed Rearrangement Tow Capacity for Average Snow vs. Slope Capacity for more T-bar Equivalents Approx Skill Distribution if More T-bar Equivalents Chair Zone B, Ben Lomond Skifield Downhill Skifield and Tow Layout in 2008 Skiing Runs & Pods Activity Sites and Routes Approximate Positions of Snow Fences and Terrain Park All Tows Possible Slope Grooming
MAPS
Map 1: Map 2: Map 3: Map 4: Map 5: Map 6: Map 7:
Above: cross-country skiers enjoying a flat snow covered area Right: downhill skiing a particularly steep bank
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Executive Summary
The Ben Lomond Skifield Development Plan (PWS 1993) identifies a Management Zone B - Primary downhill skiing area or ski slope within the Ben Lomond National Park in north-east Tasmania (Map 1). The ski slopes are one hour from Launceston and just over 3 hours from Hobart by car. The slopes have traditionally formed part of an affordable family-oriented skifield. Although visitors now come for a variety of recreational, social and educational activities, skiing and snow boarding are still the main focus and visitation is overwhelmingly during the snow season. Most facilities and infrastructure on the ski slopes are centred on snow sports. Other winter activities include tobogganing, snow-play and socialising. However, the ski slope is accessible all year around and is also used for walking and nature appreciation. The Draft Ski Slope Plan assesses current facilities, services, conditions and management regimes and guides phased improvements and the potential expansion of infrastructure, facilities and services for winter and non-winter recreation to meet changing demand and interests. This Ski Slope Plan promotes contemporary guidelines and methods used to successfully manage other Australian ski resorts. The Plan also reinforces the need for all development to be accompanied by conservation and rehabilitation measures, commensurate with impacts and the slopes natural values. The Ben Lomond ski slopes are relatively small and marginal, with resources for development and maintenance being limited. The slopes have limited gentle and smooth gterrain suited to beginner, novice and low intermediate skiers and natural obstacles abound, further challenging skiers. However, targeted slope grooming, snow farming, winter grooming or / and tow capacity increases will better allow for marginal conditions and improve skier enjoyment. Improvements for more reliable and enjoyable tobogganing, tubing, snow play and other winter recreation are supported. While technically feasible, further trialling, assessment and resourcing of targeted snow making is largely the responsibility of commercial interests. The Ski Slope Plan supports construction of an appropriate vehicle service route to major ski infrastructure, to avoid undesirable environmental impacts and reduce maintenance costs. Maps in this Ski Slope Plan identify proposed locations of walking tracks, snow fences, tows, skiing runs, activity areas, services and service routes. Several location options are identified for a potential terrain park, tubing and tobogganing facilities. Tables indicate existing and proposed skill, tow and slope capacities. The tows could comfortably handle 300 - 700 patrons in 2009, depending on snow conditions. There is currently limited directional or interpretive signage for summer visitors. However there is potential for an easy dry shoe walk with interpretation to Legges Tor, the second highest peak in Tasmania. The characteristics of the area that appeal to year round visitors should be conserved and enhanced, particularly the slopes visual quality and heritage associated with the areas skiing history (ie. Summit lodges). The implementation of many supported ski slope improvements, heavily relies on resourcing by commercial operators and volunteer assistance. However, there are actions that will require a coordinated effort from all parties, including the managing authority (ie Parks and Wildlife Service) and community interest groups. An agreed yearly works schedule or plan should be developed by the relevant parties to maximise opportunities to fund and implement components of this plan in a timely and coordinated manner.
Page 9 of 126 Ben Lomond National Park Ski Slope Plan May 2009
Page 10 of 126 Ben Lomond National Park Ski Slope Plan May 2009
ib lin
T ls l i B ow
Ben r Big Tow e form
To
fo r me r3 0S Su ec mm on dT it T ow ow
ies Fa n n
Tow
Map 1
LOCATION OF SKIFIELD
ZONE A
To Creek
A
Approximate proposed summer walking track Existing walking tracks Preferred Cross-Country Skiing descent when tows operating
B/W zone B base map from 1993 BL Skifield Development Plan
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Village To
North
Plan Setting
2.2 Scope
This SSP guides the management of year round (skiing season and summer) ski slope activities, cultural heritage and natural values, infrastructure, services and improvements. This SSP takes into account, where feasible, climate change, usage trends, potential resources and commercial reality. Some recommendations to minimise threats to ski slope values are also noted.
2.3 Objectives
The SSP shall guide future development and operations on the ski slopes and provide the basis for management of the slopes. The objectives are: avoid unnecessary duplication of facilities on the slopes in a situation where there is a shortage of skiable terrain2, enable orderly development and upgrading compatible with capacities and constraints, balance lifting capacity with slope capacity, balance lifting, run type and ability levels, determine the most appropriate areas for slope grooming,
1 2
Margules and Associates, 1990; Graham-Higgs, 1992; R Sutton, 1992 and R Harvey, 1994: see Appendix 3. Duplication has been largely overcome by there being one tow company now.
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provide for good ski runs which optimise the use of limited terrain determine effective locations and applications of techniques such as snow fencing, snow-making and snow grooming provide for summer activities determine other compatible activities, supporting infrastructure and services retention of affordability for Tasmanians visiting and participating in activities
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keeping with good skifields elsewhere. By designating a Skifield Development Area and Primary Downhill Skiing Area, the BLNPMP and BLSDP acknowledge that there will be a greater level of environmental impact on the ski slopes. However, the managing authority (ie. PWS) must ensure all activities comply with the statutory management plan and skifield development plan for the reserve. Most other skiing areas in Australia are also in reserved areas, usually where there is a good, cooperative and productive relationship between operators, interested individuals and the management authority. The real issue is that the area does not attract the visitor numbers of some other national parks in Tasmania and the income of skifields elsewhere in Australia. This means difficulty for PWS, clubs, commercial interests and individuals in securing the kinds of resourcing desired by some interest groups: this limits development. This means some good to have elements of this Plan may never occur or be limited when implemented. The low population of Tasmania, resulting in both limited visitation and potential revenue, means that expenditure needs to be very targeted and snow activities kept affordable. Patron enjoyment is also paramount. It is hoped that this Plan will allow affordable improvements without prejudicing the area. Where and when feasible, development should be multi-use to maximise the benefits of expenditure. Poor snow years may slow some development and improvements. Development and services in any area imply some modification of the natural environment and possible change to other values. Good development should be ecologically sustainable, fulfil the core purpose(s) of the area, while harmonising with all other significant values. Vulnerable, endangered or conservation significant species and special features, especially features which do not occur elsewhere, should not suffer adverse impact.
The Perisher Blue Ski Slope Master Plan says: Rules and rigid guidelines usually fail to cater for diversity. Even in a national park context, best practice does not mean preserving every plant or animal from the impacts of development, or preventing any changes to soils, water or viewfields. The Precautionary Principle should not be used to postpone ameliorating environmental degrad ation or development, rather, for the latter, to ensure appropriate controls are put in place to adequately address uncertainties which may have unwanted adverse effects.
5
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Above: Smoothly groomed & grassed toboggan area below the tree line of an Australian skifield (Lake Mountain) with snow-gun mounts on the sides. Areas as smooth as the above are also typical of beginner and snow-making areas.
Left: Typical treeless rocky plateau at Ben Lomond Centre: T-bar being loaded Right: Rocky area typical of upper downhill slopes at Ben Lomond
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Approximate Positions of: Major Drains Mainly Natural Drainage Workshops & Tow Storages Service Road
North 500 metres Map 2 DOWNHILL SKIFIELD & TOW LAYOUT, 2009
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3.2 Climate
The climate is subalpine (no permanent snow) and proximity to the sea limits extremes in temperature. The ski slope can receive snow any time of year, but most falls between May and October. Being 40 kilometres from the sea snow melts relatively quickly except between late June and mid-September. Immediately prior to and during skiing season it is usual to receive some snow each week, up to three falls from 2 to 25 millimetres are common. Heavier falls occur much less often. The prevailing weather is westerly (northwest to southwest), with occasional major northeasterly influences, and some southeasterly,
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mainly in the warmer months. The average June - September temperature is about +06 oC 7. The coldest occasions tend to be nights during June to August, when temperatures regularly fall to -4 oC and lower. Diurnal freeze-thaw cycles dominate much of the skiing season. The area experiences strong winds which strongly influence snow settling patterns. Very little snow gathers in areas when exposed to wind. Many, if not most, snow falls are brought by north-westerly winds changing to south-westerly, with the south-westerly being colder and drier. North-west winds favour the southern and eastern slopes with snow, southwest winds may only favour the front slopes and no wind favours an even snowfall. Snow bearing strong cold south-westerly winds frequently leave very little snow anywhere on the ski slope because most of the snow blows onwards and is lost. Fog and mist are common. Total annual precipitation is 1150 to 1300 mm rain equivalent8. The amount as snow is unknown, but from observations of the last 19 winters, total snowfall seems extremely unlikely to exceed 20 m in most years. This equates to about 200 mm rain. It can rain in ski season and remove considerable snow. Summer - early autumn can have prolonged dry periods.
3.3 Topography
The ski slope lies between 1410 and 1575 m ASL and mainly drains south to Big Ben Creek and east to Ford River in Meadow Vale. Big Ben Creek flows into the Ford River which flows into the North Esk River. Gradients are very gentle near the watercourses and gradually steepen to about 30 % on the main skiing slopes save for a very short steep section just below the summits. The Summit Tow area has a little more expanse of steep ground nearer 40 %. The highest areas mostly end in 10 to 25 metres of steep bouldery ground to the south, east and west but for a small plateau between Giblin Peak and Legges Tor. When snow is sufficient the steep bouldery ground to the east and south offers steep skiing for the more able. The vast majority of the ski slope is uneven ground of gentle to moderate slope ( 25 %). Several bedrock and large boulder patches are scattered over the mid slopes. A few bedrock exposures end in vertical drops. Bedrock exposures can be relatively smooth and flat or with protrusions (ie mamilliform), mostly tens of metres wide. Most other areas have one to a few surface boulders. Lunchtime Rocks, near Village Tow, has by far the largest boulder outcrop on the lower slopes; some boulders exceed 5m length.
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Fannies area some of the vegetative dams have been breached, thereby redirecting water flow locally and causing erosion. Further work may be required to: (1) channel water from the Ski School - lower Toboggan area, (2) remove water efficiently from above and around the Summit Tow loading area (Photograph 1), (3) deal with warmer weather pools near loading entrances to back slope tows, especially Bills, and (4) to halt erosion near Fannies.
Snow-making guns at Mt Buller: Lenco (two in rear) and Diamond (one in foreground). Note the groomed flat ground Photograph: Ski Lift Engineering Pty Ltd
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Photograph 1
Photograph 2
Photograph 3
1 water and bare ground near Summit Tow 2 slope just beyond proposed Village T-bar in excellent snow, has many rocks 3 same slope viewed from the west, rocks are more obvious
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4.1 Introduction
The ski slope has a number of values of significance ranging from recreational, social (traditional use for snow recreation), potential historic heritage (summit lodges), a threatened fauna species (spotted-tail quoll), two unusual flora occurrences (Podocarpus lawrencei and Hymenophyllum petalatum), the rare carpet willowherb, a part of a geological area feature (dolerite, entire Ben Lomond block) in a modified environment. Currently the only item under possible threat may be the example of rare carpet willowherb, reported in 1983, in the most skied and groomed area close to Bass Tow 200 metres. The area has been skied for over 80 years, has undergone many changes and now has low wilderness quality10,. The key or unique values of the ski slope directly relate to skiing and snow: this differentiates it from the rest of the park. Without skiable snow the area would not have access, infrastructure or services beyond, perhaps, a long rough walking route to Legges Tor. While other values may exist, none appear as significant as those associated with snow recreation. This is demonstrated by the unusual skew to heavy visitation in skiing season. Other values are largely unrecognised by the majority of winter visitors. The ski slope itself contains four summit huts of historic heritage interest which represent earlier shelter built by pioneer skiers. The downhill slopes are served by seven permanent tows, before 2003 there were eight. The most critical factors for the health of ecological processes are vegetation, soils and drainage. The latter two are usually secondary to vegetation. The potential for ground impacts, and subsequently impacts on ecological processes, is affected by flora type(s), applied pressure, number of passes, wetness, gradient, local topography and soil type. The main activities which could compromise the environment are associated with summer grooming, drainage relocation / alteration, road and dam making, tow installation, tow servicing and hut use. There have been past impacts from slope development and there is potential for minor ongoing impacts associated with use by visitors participating in skiing and walking. Oversnow vehicles on snow have no detrimental effect, however when cover is too thin, soft or non-existent the underlying surface may be impacted.
10 11
RAA / PWS Natural Values Report 2007 Treeless except for a few stunted bushy introduced eucalypts above Foresters lodge and Podocarpus lawrencei.
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The area included by tows has been variably impacted by skiing, service vehicles and, to a lesser extent, walking. Oversnow vehicles have left impacts on parts of the main route used by them. Heavy machinery has left some obvious impact along the foot of the back slopes and at least one tow (Photograph 4).
4.2.1.1
Plant Communities
The vegetation community is eastern alpine vegetation (TasVeg) interspersed with rock (cryptogamic lithosere) which occupies the vast majority of the surrounding area for some kilometres. The main shrubs / bushes are Richea scoparia and Orites acicularis. J Davies (March 1990) surveyed the ski slopes and identified seven plant sub-communities: Grassy Shrubland (Richea scoparia - Emposdisma minus - Poa gunnii) Bolster Shrubland (Abrotanella forsteroides - Pterygopappus lawrencei) Grassy Shrubland (Orites revoluta - Poa gunnii) Grassy Shrubland (Orites acicuaris - Bellendena montana - Poa gunnii) Skeletal Rock Herbfield (Ewartia catipes - Gentianella diemensis) Lichen Community (boulderfields) Grassland (Poa costiniana - Poa gunnii) There is no known threat and all the plant sub-communities (of stably co-existing plant species) are well represented and reserved, undisturbed, elsewhere and on the Ben Lomond Plateau11.
4.2.1.2
Species
Epilobium willisii (carpet willowherb) and Scleranthus brockiei (mountain knawel), both listed as rare under the Threatened Species Protection Act 1995, have reported isolated occurrence(s) within 250m of the ski slope. The reported occurrences of carpet willowherb are near the top and sides of Giblin Tow and one, imprecisely ( 200 m in 1983), near Bass Tow (lower part of the former 30 Second Tow). The latter has been groomed since. The grid reference for the mountain knawel record, places it just below the car park, outside the ski slope. Podocarpus lawrencei and Hymenophyllum petalatum (small leafy fern, growing in a crevice12) are reported to have a highly localised occurrence, so should not be disturbed. 2007 Natural Values Reports for the slope lists no features under related values and RAMSAR sites. Species listed as endangered or vulnerable have not been cited in plant surveys. Species conservation is covered by prevailing guidelines and the SSP. The flora named above are not threatened by the recommendations of the SSP or when snow covered. If it still exists, the specimen of Epilobium willisii near Bass Tow may be at risk if subject to skiing on very thin snow, although it was not cited in a Reserve Activity Assessment for Bass Tow in 2004. All species which may be affected by this Plan are well represented elsewhere11. Climate change, possible drying and less snow may threaten damp area species, like cushion plants, sphagnum and pineapple grass. Ironically snow-making or farming which increase snow could help the species survive.
4.2.1.3
Vegetation Issues
Loss of plant cover on slopes may allow water to speed up leading to erosion. Plant growth on the ski slope is slow due to the cool harsh climate, snow and poor nutrient supply. The main enemies of revegetation are erosion, frost heave, dry periods and local herbivores13. In some areas wallaby have totally halted revegetation. Passive revegetation, seeding and isolated plantings are very prone to fail in much of the area due to frost heave. Summer-autumn can be too dry for good plant growth. New plants, seeds and bare soil need weather and, if warranted, animal grazing protection. New plants and seeds should be surrounded by established dense vegetation or a mat of organic litter sufficient to stop frost heave and erosion. To foster native plant growth while preventing erosion, alternatives must include laying mats of established vegetation of dominantly non-local species which can survive several years but do not regenerate. This allows local species to invade, grow and take over. This was very successful at Mt Mawson (instant lawn) many years ago where / while pedestrians were kept off. It is often used in
12 13
J Davies 1990: Vegetation Survey of the Ben Lomond Ski Area The rehabilitation of ground near Bass Tow began failing after watering ceased and local wallaby were able to regraze the a rea.
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Australian alpine resorts. Diseases which threaten local native flora must not be introduced. Revegetation of disturbed ground should occur soon after disturbance to prevent erosion and frost heave. Open grassy areas are common in high areas of the plateau. The desire to groom need not mean an unnatural scene. Feathering groomed and grassed areas into contrasting areas improves aesthetics. No matter what the vegetation is, concentrated traffic will kill it. That is a major reason for roads. Some low use hardened routes could be vegetated sufficiently to appear moderately natural. Some tow loading areas suffer significant threat because of aspect, high skier traffic volumes, turning and water. Good drainage or / and ramps are crucial where relatively thin snow tends to occur. Retained and extra snow may then prevent problems. (See also: 7.14, 4.2.4, 7.14, 7.13.2.1, 7.13.2.4 & Appendix 6) PWS should investigate having a base study of the entire skifield to identify areas needing, or likely to need, revegetation, erosion control and drainage improvements and locate and locally protect the specimen of Epilobium willisii near Bass Tow if it exists and needs protection. The proponent(s) of a development shall be responsible for assessing, monitoring, reporting and preventing or controlling impacts,
4.2.2 Fauna
It is probable that there has not been a detailed survey of the entire ski slope. Bennet wallaby and wombats are present throughout the area. The only reported threatened species is Dasyurus maculatus, subsp. maculatus (spotted tail quoll) seen tens of metres to the east and south of the tows, outside the skied area. Quolls have been living in the area for many years without apparent affect from humans and have been reported fighting under the floor of the Ski Patrol building. Based on estimated geographic range Aquila audax fleayl (wedged tailed eagle), Perameles gunnii (eastern barred bandicoot) and Pseudemoia rawlinsoni (glossy skink) may be present, however after many visits to the slopes in all seasons, only eagles have been observed in the area. The nearest nesting place is much further west; no nests are within 1 km of the ski slope. Invertebrate species have not been surveyed and are poorly understood. There are no known issues currently; any review of this Plan should consider any fauna issues reported or suspected.
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There is considerable pressure from skiers for much more rock grooming. For skier enjoyment and servicing purposes there is a need for further rock grooming, but less need for broad scale terrain modification (7.13).
4.2.3.2
Soils
Soils range from nil to peat and / or mineral soils. Most soil has increasing underlying clayey weathered parent rock downslope. Peat tends to dominate the more gently sloped soils and drainages. Most peat has underlying clayey soil. Virtually all soil is typical of subalpine areas: parent rock fragments are commonly present throughout soil profiles, except some peat. Some subsoil is cobble dominated mineral soil. The soil types present occur throughout dolerite country subalpine Tasmania, including the rest of the Ben Lomond plateau. No soil features were found or are listed in the PWS Natural Values Report. Without vegetation cover, soils may be prone to frost heave and faster water flow which tend to accelerate erosion. Good root mat development greatly slows the effect. Where there is poor root development most soils are very prone to erosion. Subsequent hail and rain facilitate erosion, with the effect that, even in some near-horizontal areas of bared soil, water flow tends to remove fine material to yield pebble beds. Potentially exacerbating erosion is strong thawing: more water may flow over more ground than occurs during most rain-only events. Although elastic to some extent, soil may be compressed locally by vehicles to alter drainage. Root damage may also occur. This is more likely on the lower slope areas where soil is deeper and moisture can gather. In general a big effort is made to keep oversnow vehicles on snow which avoids soil problems. However a significant potential compromise is approximately 15 m of the most trafficked route, the Home Trail, where it is prone to water during thaws. Drainage or a crossing is warranted. Machinery as heavy as 20 tonne has been used (NTAC, PWS and BLSMA) in some places for more than three return trips. The result varies from no damage to significant damage: ground which eventually has little vegetation and most fines washed away. An area near Fannies which has / had peat soils and sporadic cushion plants typifies this. Not far from Fannies and in the Village and Bass Tow areas similar machinery had extremely little impact. Where soil is largely unaffected, access occurred when the ground was dry. Significant erosion has occurred along parts of some tow lines (lower central Big Ben, upper and central 30 Second, upper Creek Tow and a little on lower Giblin) and a former access route from NTAC. The worst is a small narrow erosion gully on Big Ben: in the 1960s a dozer blade was dropped to smooth the surface during descent of the slope. The cobbly gully is probably continuing to very slowly erode and is unlikely to revegetate significantly for years without intervention. Vehicular servicing of infrastructure and for remediation works is required, however suitably constructed vehicle tracks or routes, which would protect the environment, are lacking. Except for loading areas, skiers and snow boarders are unlikely to compact soil as their footwear has a high surface area and they strongly prefer to stay on snow to prevent damaging their equipment and for safety. See 4.2.1.3, 7.3.8, 7.14 and Appendix 6 in regard to control of existing erosion problems; help should be sought from commercial interests, volunteers, Wildcare, Greencorps, PWS, special environmental grants and subsidies, NRM, LandCare, etc.
4.2.4 Environment
4.2.4.1 Assessment and Management
Environmental impact assessment (EIA), usually through PWS Reserve Activity Assessment (RAA) process is the key mechanism for assessing and mitigating impacts of new activities on the ski slopes (Refer 4.4) The RAA may also be used to assess and monitor current activities and conditions. However, except for public and incidental reporting of issues, a void can exist when and where there is no development or for
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aspects which are not pertinent to a development. Some good remediation has occurred but was not monitored or maintained once significant progress was made. The result is that some remediation later regressed. Mostly, continued monitoring would have identified that a little more timely care was needed to ensure a good outcome. Consequently significant problems have gone unnoticed until obvious and habituated. The suggestions under 4.2.1.3 could include some environmental aspects. 7.12.7, 8.3.1 and Appendix 6 and below provide some environmental guidelines. PWS should progressively assess the ski slope and environs to build a data base of status, issues and potential issues, monitor as necessary and verify monitoring by others.
4.2.4.2
Visual Impacts
One can see the ski slopes many structures, from under 1500 metres to the Ben Lomond Village, when approaching in a vehicle. At about 400 m the tows become clearly visible. Near the foot of the ski slope some other features are obvious, including from one orientation, the decking along Village Tow. Ski fences are scattered over the slope, most are not stark, however at least five are on various sky lines. Of the seven permanent tows three reach the main skyline (ie. Giblin, Fannies and Summit). No tow is visible by 100 metres in a northerly arc from west to northeast. By two to three kilometres the obviousness of the tows is greatly diminished in other directions. Being a longstanding skifield the overwhelming majority of visitors expect to see tows and buildings. Many want to see the tows so that they know which are running, can gauge the queue sizes and snow cover or view certain people. Some slope developments like grooming do not obstruct viewfields and rarely cause significant changes to the general landscape. . It is not economically feasible to dismantle larger infrastructure to improve aesthetics, if that were possible. Access to assemble and dissemble has negative impacts unless by stable route. To disguise structures into the environment creates a winter hazard in many cases. The structures are less than the minimum needed to serve the skier and allow maintenance of the tows: eg more snow fences would aid skiability. A number of guidelines, policies and actions to minimise less desirable impacts are recommended in Appendix 6. Other components have adverse impacts on the skis slopes visual quality, including out of season infrastructure (eg. tyres, matting, rope), equipment and waste stored around sheds and lifts, general litter, electric cables, old footings, ski ramps/bridges, storage sheds and areas of erosion. These impacts are pronounced in the absence of snow cover
4.2.4.3
Noise
The main sources of noise are oversnow vehicles and diesel motors, mostly in skiing season. While they do have a minor impact on the ski slopes environmental quality, tow motors are sufficiently distant from accommodation and public congregation areas not to be an issue. Maintenance and development may have associated noise, but are limited to working hours. Most accept the need for diesel generators, most of which are switched off at night. While no standardised assessment of noise generating equipment has been undertaken, most would consider some oversnow vehicles to be noisy, especially when high revving or under high throttle. Noisy use at night should be avoided. Should grid electricity become available diesel generation noise would eventually cease in lieu of cheaper grid power. Electric motors are cheaper to buy and maintain. Snowmaking activities are likely to be undertaken at nigh time, and these impacts need to be considered as part of environmental assessments for snowmaking. Noise is unlikely to be impacting on any significant natural values of the area. All new motors / generators and the use of oversnow vehicles near accommodation should be sufficiently quiet to not cause an environmental nuisance, meeting legislation and other OH&S recommendations.
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With the exception of a few buildings at the foot of the front slope, all fixtures in the activity areas of the ski slope have very small footprints. Skiers stay on snow so have very little effect on the biomass or the ecology. With the exception of the groomed south-eastern part of the eastern ski slopes, tow lines, minor vegetation pruning and areas of past erosion, the area is intact. Vegetation communities and associated biota on the ski slopes are well represented elsewhere, nearby, and not under threat. Fauna dependent on the communities are not threatened from current local impacts. There is some potential for chemicals, hydrocarbons and silt to pollute waterways.
14
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Main Summit Offload: left, Note the rocky egress; right, View down Summit tow, more rocks
Tobogganing Dangers: Over and into rocks outside the toboggan area
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Pedestrian Routes Fence Entry Paths Main Skiing Pods Less Used Terrain Home Routes A.E. Proposed Tow Existing Tow Skier Egress to Cars Major Rock Exposure
Little Slalom
15
See section 7.
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The historic huts were established to provide a safe place convenient to skiing. Some owners / users gladly use tows to facilitate access to and from their hut. None had a problem with the tow structures. Current activities associated with the skifield and this Plan do not adversely affect the huts. 7.17 deals with the huts.
The Aboriginal Heritage Office in 2005 states: No aboriginal heritage sites were listed at Ben Lomond or in the surrounding area. Page 30 of 126 Ben Lomond National Park Ski Slope Plan May 2009
North
Creek Tow
100 m
etr e
Dam
5.1 Overview
The ski slope has a mixture of public, private and commercial infrastructure, the majority of which is in the south-east to south of the ski slope within easy access from the car park. Structures include summit huts, a radio transmitter, skiing tows (with associated ramps, operator shelters, fuel, storages and workshops), a ticket sales and staff amenities building, a hut for race materials, oversnow vehicle sheds, two Ski PatrolPWS buildings, a large commercial hire and kiosk building, a dam, sewer and water lines, part of the village gated gravel road, a short boarded footpath, rough tracks, drains, bridges, fences, permanent obstacle markers, electrical cables (under and on ground), a pole mounted snow camera, cross-country skiing markers and decking over a few hazards (Maps 2 - 6). Two commercial businesses operate on the ski slopes: (1) ski tows, (2) kiosk, equipment hire and training. PWS own the Ski Patrol and Snow Sports (formerly Ski Rentals) buildings and are responsible for walking tracks and their development. Much infrastructure on the ski slopes is ageing but usually functioning. The last significant development was in 2004 - 5. This included considerable grooming of the toboggan area to Bass Tow area (Maps 4 & 7) when the former 30 Second Tow was shortened considerably to make a beginner tow, Bass. Buildings in the area were resited south of Ski Patrol below the service road. Only the Ski Patrol PWS workshop garage was renewed. In 2007 a proposal was lodged by Alpine Enterprises to rearrange the existing tows Fannies and Village.
5.2 Access
Most access to facilities and services is good as they are close and connected by tracks, pads, service roads and a boardwalk. Ben Lomond, a commercial skifield, is most unusual in not having formed service routes to tows where required. This is detrimental to the environment, safety, summer aesthetics and operations.
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2 1 4 5 6
1 Alternative Toboggan Run 2 Possible Tubing Run 3 Possible Jumps 4 Existing Rough Tracks 5 Proposed Walking Track 6 Helicopter Landing 7 Public Practice Area 8 Most Heavily Groomed Area 9 Proposed Village T-bar 10 Ski Training Area 11 Toboggan (a), Tubing (b) Area 12 Terrain Park 13 Public Shelter & Toilet 14 Snow Play Area 15 Preferred Oversnow Routes 16 Possible Dam 17 Existing Poled X/C Route 18 Proposed Service Route
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3 4
(
12)
7 9 8 10 11a 11b 14 15
Snow Sports
12
13
5 17 18 & 15
16
400 metres North
400 metres
North
5.4 Utilities
5.4.1 Water and Water Supply
Water is supplied by a 900 m3 capacity dam situated on ephemeral Big Ben Creek upstream of NTAC within the ski slope. The catchment area for the dam is about 0405 km2. The estimated potential inflow over a year is almost 250,000 m3 or 250 Megalitres, taking into account evaporation. All but one premise along the service roads are connected. While there is more than twice the winter capacity (if full), on a few occasions the dam has been drained. Some lodges may leave some taps running to prevent water lines freezing; this uses extra water and impacts the sewerage treatment plant. An audit of village water use may identify some scope for more efficient use . Water for fire fighting could drain the dam. Concern has been expressed about the volume of water stored, particularly during low rainfall periods. If demand increases, through further village development / use or snowmaking, more water storage will be needed. Snow-making uses large flows, like 200 L / min a snow-gun.
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17
B Barlee, Year 2000 Report for the Ben Lomond Skifield Management Authority
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race one at a time to minimise accidents. Accurate race timing is essential; a timing cable can be used, but a temporary one presents a hazard.
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Mapped pods19 appear larger than in practice. In average conditions most pods are a network of runs due to hazards and difficult terrain; for some pods very little of the potential area is skied. A few runs get most of the skiing. For example only 30 % of the southern Summit pod is skied in most conditions to avoid rocks, thin areas, bushes and drops. In theory there is plenty of slope of gradient suited to beginners and novices: mostly the lower slopes from Summit to Bills, however most is unsuitable because higher level skills are needed to access it.
5.11.1.1
Additional to rocks, bushes and bare areas are cliffs (map 3)20 and occasionally water and drainage channels which present holes or cause snow to break under a skier. Cliffs greatly reduce the area of a pod; two are partly cordoned (Normans Folly and Giblin Folly). Nearly all snow users complain of rock. The chief obstacles are the many rocks: Photographs 2 and 3 show rocky terrain even under good conditions. In most cases, the risks to skiers on the ski slopes can be foreseen by both users and PWS. Given the nature of the ski slopes, there will always be a degree of risk that should be anticipated by users. In this context, users typically do not, and should not, expect all runs to be highly groomed and developed for use by people of all skill levels. In determining a risk management response, it should be recognised that individuals who choose to use the slopes are obliged to accept responsibility for many risks associated with their use. This is supported by the Civil Liability Act 2002 which attributes no liability where the risk is obvious or results from participation in dangerous recreational activities. Similar legislation in NSW was tested recently at the NSW Court of Appeal in Jaber v Rockdale City Council 2008. The court found that the plaintiff had no case, because the risk of diving from a wharf was considered an obvious risk and also a dangerous recreational activity. The Act also offers provisions for protection of public authorities, recognising the real world of finite budgets, large responsibilities, and public good. Public authorities (ie Parks) are exempt from liability arising from the materialisation of a risk associated with a recreational activity, for which a risk warning has been given (e.g. through signage and codes of use).
5.11.1.2
On a good slope runs cannot be differentiated, they merge into a pod: this is rare for Ben Lomond. In average snow conditions each tow serves 2 - 7 significant runs. Some runs have parts less than two metres wide, but may have areas 25 m wide. A number of runs may share a broad area. For instance southern Summit Tow may have a broad skiable upper central area, then one narrow area through which the vast majority of skiers pass and an alternative very narrow run near Bass. Narrow and thin areas of snow tend to control how much skiing is possible. Narrow areas concentrate snow loss due to skiing. Losing all snow along only 1% length of a run yields no run at all. Several runs are particularly prone to deterioration on mild or sunny days, especially where aspect favours solar heating. Most skiers ski a particular area rather than continually criss-cross the slopes as feasible. Frequent skiing of ground favours its deterioration, particularly when snow is soft. This and limited width of concentrates snow wear soon leading to bare ground. This is a common reason for ski and snow board damage, when sub-emergent rock is struck. Accidents and damage tend to cause avoidance of a run. In turn other runs get more traffic and deteriorate. Experiences of this kind make patrons much less likely to return to the mountain until they are sure of much better snow.
19 20
Skiing pods are the two areas served by a tow: one on each side. Runs are the skiable routes down a slope. The main small cliffs are shown in Map 4 as orange with a brown line at the drop.
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5.11.2 People
5.11.2.1 Skill Levels
There is little formal data on skill. However relative popularities of services, tows and runs strongly indicate demand. Most skiers are beginners to low intermediates which is congruous with other skifields21. There are no expert ski runs; the best is but a few metres of advanced slope when snow is excellent. During fairly average snow there is very little terrain for advanced skiers and, sometimes, high intermediates. Most of the advanced terrain is at the top of slopes so suffers much wind scour, so is rarely skiable. The skew towards novice to low intermediate permits higher slope densities, more skiers per hectare (Table 5.1 of Appendix 8).
5.11.2.2
Bass is the first tow novices use, most have yet to gain adequate control skills so are very accident prone. Summit Tow suits high intermediate and advanced skiers. Both tows are loaded from the area between them. The terrain and proximity forces some skiers from both tows to merge creating a considerable risk: fast moving persons, some barely able, descend Summit into stationary or slow, less able persons. Other tows have reasonable segregation of skill levels. The hazard is the overly adventurous individual.
5.11.2.3
Skier Circulation
The main access to the ski slope and beginner area is the two openings in front of Ski Patrol from which only Bass, Village and Summit Tows may be approached directly. All tows and slopes may be accessed directly or indirectly from Village or Summit Tows, however Village is the main feeder tow. The main access routes into and usual egresses from the skifield are shown in Map 3. The circulation of beginners and most novices is controlled by their limited skill and limited grooming (including tow tracks), which largely confines them to the front slopes. Circulation of most skiers above novice level is controlled by the tows operating, queue length, natural obstacles, hazards and snow cover. The top offloads of three tows are inaccessible in most seasons which decreases the extent of circulation from the respective tows. Access may also vary according to wind and snow characteristics. West to southwest wind can result in fewer choosing to ski the back slopes. When very windy or very low patronage only one or two front tows may run. A common major blockage to circulation has been Village Tow out of service, when stopped for over half an hour there is a strong tendency for the back slopes to become highly underutilised. Skiers on the back slopes can migrate to the front slopes but not the reverse and must eventually migrate for food, drink and toilet breaks. Long queues frustrate many and lead to some inappropriately trying the steep Summit Tow, which is only occasionally out of service. Summit Tow can prove too difficult; some fall off during the ascent. Many a person has had to be lead from Summit Tow or slope to safer ground to prevent an accident. This indicates a need for more novice and feeder capacity. In absolute terms Village, Bills, Summit and Fannies may be the most popular. Village, Bass and Bills are the most popular tows relative to their capacities. Bass does not feed any other tow. When snow is marginal the back slopes may have the only pleasantly skiable snow. Late morning to afternoon warming, with snow loss on the lower front slopes, can also favour the back slopes. While some may hesitate to cross tow lines, it is done safely and seems not to interfere with circulation. A potential risk is returning unretractable carriers. If necessary, retractable carriers or raising the return cable to keep carriers above head height in appropriate places could be used.
21
Eg: pps III-11, BC Guidelines and III-4, Plan for the Expansion & Improvement of Whitewater Ski Resort Ltd, 2002.
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5.11.2.4
Crowding
This can be an issue at some tows, ski hire and the tobogganing slope. When all functions well and tows run fast there is little problem but for the busiest 2 - 5 hours of a few days in most seasons except for Bass and Village Tows. Long queues have occurred due to breakdowns / decabling (5.11.2.3 & 5.11.4.2), slowly run tows and stoppages. Long queues at Bass and Village Tows can occur on moderately busy days and are a danger where there is through traffic. Queues have exceeded 50 metres on Village, Bass, Bills and Fannies. Some queuing during peak hours of peaks days is unlikely to be overcome by any viable tow company. Crowding may occur near the decked Summit offload, Giblin summit and its penultimate offload when the egress is very rocky. Other slope crowding is rare. Equipment hire crowding is largely due to morning rushes, relatively limited space for fittings and other demands on staff. The occasional crowding of the tobogganing slope is usually caused by limited snow; it indicates a need for more suitable area or extra grooming. The egresses from the Summit and upper Giblin offloads should be groomed or surfaced to reduce rock exposures. When safe, tows where queues exceed 15 metres should be ran faster to help meet demand.
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skier skill demand. Calculations show a shortfall in slope capacity for beginners because Creek Tow seldom operates. In 2008 other skill levels were reasonably catered for in so far as the mountain allows.
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30 Se
cond T o
Village T-bar
(alternative)
400 metres
Map 6
ALL TOWS
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Big Be n
Fa ies nn Be gi n r ne
North
Grooming Type Terrain & Rock Rx Plant Terrain Rock Protrusions Plants & Rocks Surface Rocks Plant Pruning Loose Rx on Rock All / Most Groomed Rx = Rocks
Limited
Intense
30 Se
cond T ow
g Bi n Be
Village T-bar
Bi gB en
Fannies Beginners
lls Bi
Gib lin
Some indicated areas have grass, low heath or smooth rock which do not require much grooming beyond picking up occasional cobbles to boulders and possible bush pruning for runs and tow lines. Of areas which had significant grooming previously (a yellow background), some need improvement. Only ground actually used for activity may be groomed. Cushion plant, sphagnum and pineapple grass may not be groomed.
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5.11.4.1
Tows, Description
In 2009 three tows are T-bars and four Poma-style (platters). All are surface tows so occupy scarce skiing terrain. This seems accepted. T-bars move about twice the rate of people. Appendix 8 gives the capacities. Summit T-bar: suits only intermediate or better skiers; most ski the southern side, north is steeper; it is often not operated midweek afternoons. Loading is from the south, a few use the tow to access the back slopes. Bass platter: suited to beginners and novices; skied more to the Summit side (north) from which it loads. The tow is run slowly. Village platter: the top half of the slope is skied about evenly on both sides, skiing of the lower half is strongly biased to northern side due to rocks and north-side loading; it is the most popular back slope access tow and probably the most popular front slope tow. Creek platter: suits beginners only; virtually only skied on its northern side, loads from the north. Tow is run slowly, but rarely operates as most of the area retains snow poorly. Fannies T-bar: suited to intermediate or better skiers, is mostly run slowly; skiing is very heavily biased to its western side, a few ski the Milk Run, but little else to the east, loads from the west, used to access Bills Tow. Bills T-bar: suits low intermediate or slightly better skiers; heavily skied on its eastern side with a significant proportion skiing the west, used to access Giblin Tow (west), loads from the east. The most popular tow of the back slopes; one of the most popular tows of the skifield Giblin platter: suited to intermediate or better skiers; slightly more heavily skied to its east although there are occasions the west is slightly more popular, loads from the east and is usually run moderately slowly.
5.11.4.2
All tows are at least 15 years old, some 40. Since installation standards and requirements have changed. The tows are serviced and inspected annually. The tows were not designed for snow boarders who are about 40% of use now. Many snow boarders and some skiers find it hard to stay on a tow track where there is side slope, uneven ground or rock, so inadvertently pull sideways or fall. Platters suffer most from the consequences with frequent breakdowns. The breakdowns are dominantly cable detachments (derailments) and associated problems. This can lead to further problems and damage which promote further derailments. Generally speaking T-bars are less prone to derailment than platters, but not immune. In recent years there has been considerable disquiet from patrons regarding tow break downs / decabling; patronage has been lost. Without breakdowns Village Tow often struggles to meet demand, however Village Tow is often out of service due to derailments. Giblin Tow has also had extended periods out of service for similar reasons. Some modifications to a few pulley batteries to decrease decabling were trialled in 2007 and 2008. J-hangers are to be trialled in 2009.
5.11.4.3
Tow Capacity
Effective tow capacity is measured by Comfortable Carrying Capacity, CCC, explained in Table 5.6 of Appendix 8. For efficiency tow (CCC) and slope capacities should be fairly close ( 25 %), preferably with some spare tow capacity in case of stoppages or a need to rest areas of thin or soft snow. While Tables 5.3 - 5.5 provide realistic capacities, it must be emphasised that tow capacity at Ben Lomond depends on snow coverage, so can change almost daily. Frequently capacity is well short of what is installed (eg Creek may not run). Total Comfortable Carrying Capacity (Table 5.6) in the best of snow during 2003 - 2008 was just over 775 persons a day should all tows have run full length (Tables 5.3 & 5.4). This is a little below the slope capacity made available by the tows. Some tows are run slowly. Creek Tow rarely runs. Under most conditions Summit, Fannies and Giblin tows do not carry skiers full length. Snow wear is a factor. (The latter three factors also reduce slope capacity.) Feeder tows lower effective comfortable carrying capacity (CCC). Summit and Village are feeder tows. Missing carrying devices and breakdowns affect tow capacity. Some have been factored into Table 5.4 under efficiency, thus under fairly average conditions, tow capacity is near 450 - 600, but sometimes fewer.
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Skifield (slope) capacity exceeds tow capacity by a few percent in most conditions. However patronage has not reached near skifield capacity for some years: skiers since 2003 have not reached 600 a day even for excellent snow26. Under most conditions patronage is about 25 - 100 week days and 50 - 350 weekends. However patronage has reached the effective tow operating capacity (CCC) on occasions because some tows were not operating to capacity (including significant downtime). The two main tow capacity deficits in 2008 were the front slopes tow capacity and beginner capacity. The problem probably could be overcome without extra tows by some more tow track grooming, maintaining track good conditions, tow improvements and some further rejuvenation as required, safely speeding up some tows, affixing missing / damaged carriers and snow fencing. Tow capacity could increase by about 115 assuming no lengthy stoppages.
5.11.4.4
Surfacing
Surfacing provides protection for skiers, soil and vegetation in highly trafficked areas prone to thin snow. Most is used for loading, offloading, tow tracks and drains. Pale plastic mesh is used on some loading decks and carpet on a wooden offload. Two tow offloads have aging bristle mat on rock.
5.11.4.5
Tow tracks should facilitate a smooth linear ride without having to steer around or catch on obstacles. Under good conditions this may happen, on average it does not. Icy conditions increase the skill level required to stay on track. Many a person has involuntarily left a tow prematurely due to poor track conditions27. Many complaints have been reported. Most tow tracks are native ground with decking over some particularly awkward spots, like sudden rises. Some tracks have significant side slope. Manual shovelling of snow is used to ameliorate some defects, however the shovelling cannot fix problems which return quickly. In some conditions tow tracks rapidly develop humps which are difficult to ski. More summer and winter grooming is needed to provide improved conditions.
5.11.4.6
All tows have fences, and some a wooden deck, to effect orderly queuing. A few decks have matting. In warmer weather most loading areas and their approaches scuff out (Village, Bass, Summit and sometimes Fannies and Bills). Some may develop puddles below the snow. All tows are entered from one side which biases slope use to that side, concentrating snow wear. The Fannies entry can have protruding rocks when snow is thin or soft. Bass and Village can have significant, but less hazardous, rock problems. Bills entry is awkward for many as the entry ramp slopes uphill initially. The offloads and egresses most prone to thin snow and scuffing are Summit, Bills and Giblin approaches to loading. All would benefit from surfacing.
5.11.4.7
Breakdowns occur for reasons additional to patron difficulties. Old equipment increases the chance of problems and may threaten safety and the level of performance expected by patrons. Safety requirements have increased over time. Prevention is considered best practice nowadays. Decabling, however caused, is a threat to patron safety. To maximise tow performance, safety and customer satisfaction: Preseason checks and servicing of tows must continue, be to standard, and required actions fully completed shortly in advance of the skiing season. Tows should regularly be tested in skiing season to ensure they and their safety systems run well. There should be a schedule of replacing each part of each tow prior to reaching its life expectancy. An alternative is the replacement of all or most of a tow within the life expectancy of its existing weakest part.
26 27
Checked with Mr E Williams, Tow Manager for Alpine Enterprises Snow boarder based derailment is primarily due to side slope and undulations of tow tracks and the difficulty in steering uphill.
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5.11.6 Summer Grooming (Slope Grooming) (see also 3.1, 3.4, 4.2.1.4 & 4.2.3.1)
This is also called slope grooming. Only the toboggan - beginner - Bass Tow area has had major grooming. Elsewhere pruning and hand relocation of rocks has occurred. Limited blasting and drilling has been used, mainly for tow and tow track development. The most recent blasting occurred in about 1994 and possibly 2003. There is huge scope for rock grooming.
5.11.8 Snow-Making
There is no snow-making, however studies in 200328 showed it to be technically feasible, except possibly in spring. More importantly it has become a potential way to offset the impacts of global warming, seasonal vagaries and snow wear. In mainland skifieds many tens of millions of dollars have been invested and led to considerable economic benefits29.
Snow
28 29
Snowfield Engineering Pty Ltd, 2000: Report on Snow-Making for Ben Lomond Skifield Management Authority Alpine Resorts Association, report on web
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Figure 2
Strong Ties
Figure 3
Plan View
3.6 metres
Figure 4
Gal Steel Post (>30 mm ) sleeved into steel tube Treated Wooden Palings (4x1) Bearers (8x2)
Height Max 2.4 m for 45 mm with brace
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6.3 Grooming
All quality and successful Australian skifields have had considerable grooming. Many skifields have slope groomed, introduced snow-making and winter groomed because of the threat of global warming and improved ski conditions; in these fields it makes economic sense and is best practice. Most are determined to have viable skiing on less than 300 mm of snow. In contrast Ben Lomond skifield has been retarded greatly because of limited slope grooming. At Ben Lomond priority for grooming is minimising potentially hazardous obstacles and improving relatively high use areas and lower skill areas.
6.4 Affordability
Affordability is frequently cited by potential visitors as a reason for not using the area; this includes some who had previously visited regularly. Costs can be any to all of: travel, Parks Pass, equipment needs (hire or purchase), chains or bus, suitable clothing, tow tickets, food, accommodation and lodge membership. For the first skiing trip a family with one child would find it difficult to spend under $375 for a day. ABS figures in 2003 showed average Tasmanian income was about $200 per week or about 25 % less than for an average mainlander. If costs rise significantly visitors seek other recreation perceived as more affordable. There is a risk that custom may become too low to sustain services and most activities, let alone make improvements. Compared to mainland skifields, Ben Lomond has limited skiing and variable conditions, facilities and services. Most visitors would expect this to be reflected in lower costs. To compete with resorts elsewhere, Ben Lomond needs to be good value for money. The community of interest should be cautious of over-investing in the ski slopes Although commercial operators, PWS and others are pressured for improvements, changes need to be phased as resources allow. Affordability may constrain some potential improvements to only what is essential. Where an organisation is expected to outlay considerable money and effort it should be allowed at least sufficient time to regain its outlay and running costs. New sources of grants, co-funding and in-kind help should be sought to maximise the opportunities for ski slope improvements, associated rehabilitation and to maximise affordability.
6.5 Volunteers
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The efforts of volunteers may go some way to compensate for resource shortfalls. There is plenty of suitable work. However, most volunteers too, have limits on resources: costs, time, what, when and how much they can do. Commercial operators, the Ben Lomond Committee in consultation with PWS should continue to identify opportunities to engage volunteers in ski slope management.
CSIRO, Hydro Tasmania and the Tasmanian Partnership for Advanced Computing report on climate change in Tasmania, 2006 CSIRO, Climate Change Projections for Australia (pdf), 2004
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Current information thus indicates a viable skifield becoming a little less profitable during the currency of this Plan. However climate models are not yet accurate, nor holistic. When models are sufficiently accurate and precise they will be worth more attention. Developers and managers should review climate risks when planning changes and during the working life of their investments to help minimise adverse impacts. If significant climate change is likely, planning for and adapting to it may be the only way to ensure visitors can have a good experience. Commercial success depends on this. Failure to adapt in a proactive way is likely to mean a poor skifield, loss of visitor experience and opportunity, diminishing profits and increased environmental stress. Disease, pests and weeds may be facilitated or spread to new areas. Flora and fauna distribution would change: particularly plants reliant on coolness or snow cover to provide sufficient extended coolness and moisture. Cushion plants, sphagnum, pineapple grass and other wet area flora are probably most vulnerable. There may be little that could be done to remedy some changes, like drought and raised temperatures. At best the area could provide a refuge for lower altitude species seeking cooler climes. Relevant improvements shall be phased to facilitate affordability for most Tasmanians. Ben Lomond interests should form an accountable representative group to locate and avail Ben Lomond of potential resources and maximise potential efficiencies to better the ski slope BLC, PWS and likely volunteers should find ways to better harness volunteer help. . A three yearly survey of visitor and potential visitor issues in relation to the ski slope and associated services shall be conducted to guide development (eg needs, priorities and timing). PWS, lessees, licensees and other key interests should maintain an awareness of information from reputable sources on climate change and global warming applicable to the ski slope. When quality information is available they should understand the timing and likely impacts of holistic climate change within the skifield and consider it in decision making. Weed checks shall be conducted at least three yearly in frequented areas PWS shall encourage continuation of, and actively engage with, a representative community based committee for Ben Lomond (eg. Ben Lomond Committee). .
View down Summit Tow Note: many loose rocks on the upper slope, bushes in the midfield & lower north slope & the well groomed area from Summit offload to the play area.
Photograph: F Foot
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This Plan has no intrinsic problem with a chairlift, however a chairlift would be likely to cost well over $500,000 for a good second-hand lift and well over $100,000 to install. While one could be fortunate enough to buy for less, it would be hard to know how much of a problem is being bought. New chair lifts are $2,500,000+. Wind and ice would be significant problems. A stoppage of one big tow is worse than a stoppage of one of two smaller tows.
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7.3.2 Access
Map 4 shows access remains as per 2008 with extensions (7.3.7 & 7.3.8) to existing locked routes.
W1, W2, T1, T2, T3, T4 and R are track grades defined by the Tasmanian Track Classification Scheme, 1994. The first are the easy highest grade tracks and the last the most difficult: R is no track.
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Edelweiss lodge partially obstructs a direct access from the village / car park to the skifield. While a very low priority, if the lodge lease expires or the lodge reaches the end of its economic life, it may be relocated to an immediately adjacent site to improve skier access, Should Edelweiss relocation occur, the combined tobogganing, pedestrian, skiing and oversnow vehicle access should be widened and paths delineated to reduce unsafe mixtures of activities.
7.3.7 Oversnow Vehicles (OSV) and Vehicle Access in Skiing Season (see also 7.13.2.1)
It is critical that oversnow vehicles travel where snow is sufficient to protect underlying ground. Passage over sodden snow should be avoided. This protects the vehicle, rider and the environment. There are some preferred routes when snow permits (Map 4). Preferred routes include all service roads, routes and tracks. The main preferred route passes below the bases of Bass and Village Tows then turns west (up) to the southern (back) slopes passing near Fannies workshop. A deck suited to snow vehicles should be placed over the drainage immediately inside the main skifield entry. Consideration should be given to fitting snow tracks to wheeled vehicles when required for use over snow. During tow operations oversnow vehicle use on the downhill skiing slopes should be restricted to trained tow company employees, Ski Patrol and those helping in an emergency. Other use of the vehicles on the skiing slopes is preferred when tows are not operating. Snow groomers (OSV) are supported, but should be used when or where tows are not operating. Oversnow vehicles must be registered, drivers shall be licenced and have a written permit from PWS. Any OSV with a permit may use the service roads to NTAC and Snow Sports and the top of the car park. Where and when there is considerable pedestrian traffic, vehicle use should be minimal, except for aiding safety, emergencies and the good running of the skifield. BLC should consider whether basic training or induction for safe use of OSVs should be developed and provided for private OSV users. Guidelines initiated in 2008 for oversnow vehicle use should be continually reviewed and improved. All oversnow vehicle use (OSV) shall be consistent with the PWS OSV Policy.
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All access must be approved (written authority) by PWS for specific vehicles, purposes and intervals. A vehicle route able to sustain medium vehicle use (eg ATV, 4WD, <12 tonne excavator) from NTAC to Giblin Tow may be constructed. Intended services lines should be laid in the route during construction The preferred OSV route to Fannies may be improved where required to sustain light vehicle use (e. ATV) in summer and winter groomer and OSV use.
7.4.2 External
A means of communicating with emergency services, authorities and the public shall be maintained by all parties operating mountain services. In the days leading to and during the skiing season there should be regular communication of the status of snow, road and business operations to the public and relevant authorities. Reports should be accurate and cameras placed to convey a fair assessment of the front and back slopes. The cameras and associated hardware must not present a danger to anyone and should be attached to existing infrastructure. Up to three cameras connected to the internet may be used within the ski slope to communicate snow conditions to the public. A person or entity should be formally responsible for the snow camera(s).
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7.5.2 Electricity
Grid electricity has the ability to greatly enhance prospects for the ski slope all year around. The cost of using energy and some maintenance would fall dramatically, some environmental and other concerns would also disappear (noise, fumes, potential fuel and oil spills and fire). Snow-making becomes much more affordable and would benefit the area greatly; it offers more predictable seasons. Connection of the ski slope (and Village) to the State grid is allowed, subject to environmental impact assessment. All parties, including the BLC, shall cooperate in investigating affordable connection of the skifield to grid electricity and seeking funding and other resources. .
7.5.3 Toilets
Where possible, toilets need to be easily accessible year round. Toilets are currently available in the public shelter in the village. The BLSDP 1993 recommended investigating including public toilets in any upgraded Ski Patrol building but there would need to be functional separation from ski patrol activities. Water and sewer lines reach Ski Patrol. While a public toilet attached to or near Ski Patrol would be easily accessible from the slopes and get considerable use this would be a low priority for PWS funding.. An alternative may be to provide access to existing toilets at Snow Sports. The main criterion is that an new toilets be near the main entry to the downhill skiing slopes but not obstruct Ski Patrol or skiing activities. Signs shall clearly advise the location of public toilets. Investigate opportunities to provide access to existing toilet facilities on the lower slopes.
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Maintenance may include the use of farmed snow or a snow-gun, see Snow-Making (7.16).
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Tow tracks and loading and offloading areas may be slope groomed and / or decked where necessary and shall have snow maintained when in use to ensure a smooth surface, without side-slope, which facilitates patrons remaining on track and prevents contact with rock or other material Tow egresses may be slope groomed. Operating tows shall have skiable snow at least five metres wide on their egress(es) to main skiable runs; the snow shall be sufficient to prevent patrons contacting other material.
7.11.3.1
A terrain park needs a run-in, adequate slope and at least a few structures on which snow boarders and skiers may ride. The structures can be fixtures or removable. Snow fences will be needed. Any terrain park should be an integral part of the main skiing slopes with good access from a major tow and under the responsibly of an incorporated or commercial entity. Two Options for the provision of a terrain park have been identified through this SSP: Option (1) involves an up to 25 m wide strip of the ski slope near the 2009 Village Tow, with good access from the proposed Village Tow. The activity should not interfere with the main Home Trail, Milk Run or access to the back slopes from Summit Tow. Option (2) If a pedestrian accessed terrain park is commercially viable/sufficiently patronised, a limited area below Little Slalom may be considered which does not interfere with other activities. The access path should be multi-purpose if a toboggan, tubing or jumping area(s) is present. The area(s) should be separated by barrier from the rest of the ski slopes, but may have an access from Summit Tow to expand use and improve viability. Each option has advantages and disadvantages in regard to ease of access, conflict with other use, environmental impact and affordability. Option 2 may require a significant area of slope grooming. Work with interested parties to undertake a detailed assessment of terrain park options, particularly options identified in this SSP, including environmental impacts, affordability, commercial viability, access and potential conflicts with other users.
Peak via the ski slope is desirable; markers to the latter two areas are within the lower ski slope. Use of the ski slope by-cross country skiers also appears feasible under conditions where these activities do not interfere with use by downhill skiers utilising tows. A preferred X/C route down the downhill skiing area has been identified (Map 1). Cross-country skiing routes will generally not be developed on the ski slopes The service route from NTAC to Giblin Tow may be groomed for cross-country skier enjoyment and practice. A narrower groomed route for skiers may continue up to 150m west of Giblin tow. When the BLSDP is reviewed, permit cross-country skiing within the ski slopes under certain conditions, particularly when tows are not operating, in areas outside of serviced ski runs, on the preferred downhill X/C route shown on Map 1, in the beginner area near Snow Sports, south of back slope tow bases and up to 1535 m ASL directly below Giblin Chute. Subject to a review of the BLSDP, marking of a cross country ski route from the village road north towards Ben Bullen is supported. The route would be on or near the alignment of the proposed summer walking track, where a rough track / pad already partly exists.
7.11.8 Walking (see 7.3.1, 7.3.3, 7.3.5, 7.3.8 & 7.13.2.1) 7.11.9 Tubing (winter)
Tubing has similar slope demands to tobogganing, the difference being the use of inflated rubber annuli. Tubes are more apt to rotate as they descend, they are less steerable, can be harder to slow and have different speed and directional characteristics. Tobogganing and tubing are best separated to decrease the risk of collision. Two options for the provision of a tubing area have been identified through this SSP (see Map 4): Option (1) Formation of a smoothly groomed tubing run south of tobogganing runs in the current play area, between tobogganing and general play. Side walls and a run-out must be included to retain users within the run. Snow should be augmented when required. Option (2) A natural snow holding chute near Little Slalom, groomed as needed, including walls37, run-out and facilitated access. An obvious barrier and signs must define the tubing area. Option 1 is likely to be more affordable, have less environmental impact (ie much of the area is already heavily modified) and be easily accessible form the village. Option 2 is proposed in an area where vegetation is largely unaltered. Tubes should only be hired when there is sufficient snow. The managing authority (eg PWS) and a commercial interests should work together to facilitate Option 1.
Walls can be temporary like snow compacted against acceptable baled vegetation.
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If Option 1 is determined to have major constraints, Option 2 may be considered for development by a commercial operator. However, Option 2 is subject to further assessment in regard to potential visitor conflicts, circulation and environmental impacts. A commercial operator may install a conveyor (eg Magic Carpet) or suitable small tow to service the tube area (to be shared with tobogganing and other use(s) if appropriate) and charge a fee for use of the area.
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Impacted ground between the dam and Giblin Tow of Photograph 4. A very low use service route with walking track could traverse and stabilise it.
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7.12.1.1
Loading from both sides of most tows via a or T-shaped entry would give better access from more directions and better slope use by reducing the concentration of snow wear by spreading use over a greater area. Some localised rock grooming is needed. Winter grooming could then further improve access and protect the ground.
7.12.1.2
Skier Circulation
Slope grooming is needed to facilitate major accesses and egresses of the skiing slopes (Maps 3 & 7): Downhill skiing trails shall allow for safe skiing and snow boarding at least three abreast.
7.12.2.1
The commercial tow lift operator has previously proposed to replace Village platter with Fannies T-bar. The Village platter, or a T-bar if available economically, would be placed on the original Big Ben site. The proposed Village T-bar would be reoriented to, but short of, a few metres above the current lower Fannies offload (Map 6) so would not serve the summit area. However it is rare that the entire summit area has skiable snow. The change would overcome the chronic under capacity of Village Tow and decabling problems: a T-bar can move about twice the patrons per hour of a Poma-style tow and far fewer breakdowns are expected. Waiting time should be reduced greatly allowing more enjoyment of the ski slopes. The first Village T-bar offload should provide more capacity for beginners. The proposed terminal offload would be on a broad exposed rock shoulder39 which suffers wind scour to the extent it may receive almost no snow. Wind can make progress to Fannies and Bills awkward. Entry into the Milk Run is rocky even in good snow (Photographs 2 & 3). Skiing west towards the rear slopes is not easy as some of it is slightly uphill and there are many exposed rocks in most snow conditions (same photographs). While a tow track can be side-boarded to retain snow, the exposed offload would require more than snow fencing to ensure a good offload with suitable egress in several directions. The agreed grooming associated with the proposal is decapitating or removing a few isolated protruding boulders, most near the lower half of the tow. Not far beyond, and very close to, the intended alignment is the main Fannies offload and further along is the Big Ben slope; both hold snow well. Extending the proposed tow to Fannies or a little more would ensure good back slope access and save considerable ongoing cost and effort maintaining snow on the proposed offload. Grooming of rocks and several fences to facilitate access to the Milk Run and Bills Tow is strongly recommended. Thus tow extension or significant slope and winter grooming is warranted at a minimum.
7.12.2.2
Noting caution about slope capacity accuracy for poor to average conditions, the total slope capacity would increase by over 50 skiers if Fannies Tow replaces Village Tow, and by about 100 - 150 for the front slopes. However back slope capacity would temporarily decrease by about 80 skiers with the removal of Fannies Tow. When Big Ben tow is installed, Tables 7.1 & 7.4 show a likely total slope capacity of 680 - 950. If near fully utilised the much increased front slope capacity from the Village T-bar would cause much increased snow wear near loading, offloading and other high use areas in mild conditions, reducing the effective slope capacity. This makes the need for snow grooming a high priority. Maximum slope capacity would be approached if all tows but Bass and Creek were T-bar equivalents (re capacity, reliability and patron suitability) and a double or triple chairlift introduced over the 30 Second line: slope capacity would be about 1120 for excellent conditions, Table 7.10. However, without significantly more patrons (income), snow-farming and / or grid power and snow-making, sufficient control of snow wear is probably not feasible or affordable so probably precludes the chairlift development until patronage rises.
Many have expressed concern that the proposed Village T-bar does not reach Fannies although feasible, provision for extension is recommended to greatly increase the skiable area served and to facilitate akja use in emergencies.
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7.12.2.3
Tow Capacities
Effective tow capacity at Ben Lomond is also affected by variable snow cover: tows may not run full length. Tables 7.2 - 7.3 provide acceptable tow (CCC) and slope capacities for average and excellent snow conditions for the proposed tow rearrangements of 7.12.2.1. Tables 5.1 - 5.5 provide data for acceptable slope densities and 2008 tow and slope capacities. To satisfy skiers and snow boarders, the capacities should cater for the most likely situations (average) which is the intention of Table 7.2. Calculations are thus indicative, but reasonable, except for poor snow. Total comfortable carrying capacity (tows) will temporarily decrease by about 35 - 40 skiers if Fannies Tow replaces Village Tow until a Big Ben tow is installed. The proposed tow rearrangement would not increase total tow capacity (CCC) unless the T-bar option (or an equivalent tow re CCC, reliability and patron suitability) for Big Ben is implemented. The front slopes terrain and tow capacities would increase while the back slopes capacities decrease. The resultant back slopes tow capacity shortfall is effectively about 80 (of 350 - 490) because Fannies (capacity 128) is usually run very slowly. This amounts to 25 % decrease in the usual tow capacity for the back slopes. Given more persons should reach the back slopes via Village T-bar, a replacement for Fannies should be expeditiously installed. Installing the available platter on the back slopes would reduce back slope comfortable tow capacity by 30 - 40 persons or about 15 %. Making all tows T-bar equivalents (re CCC, reliability, safety and suitability to patrons), except perhaps Bass and Creek, can further improve tow capacity40. Tables 7.5 & 7.6 show acceptable capacity can be increased to about 683 for average and 797 for good conditions. While a possible further development of tow capacity could be installation of a chairlift along the former 30 Second line, the caveats of 7.12.2.2 & 7.12.3.1apply. Skifield tow capacity with a double chair is about 875 for average conditions (eg Creek Tow not operating) and almost 1020 for excellent conditions (tows running full length and moderately fast).
7.12.3.1
This Plan has no objection to a chairlift in principle, they have advantages, however the usual costs strongly suggest a chairlift is inappropriate until patronage is sufficient to justify one. Another negative is that the stoppage of a large capacity lift can be worse than for one of two or more lower capacity tows. More than one offload may also be impracticable. If a chairlift is considered this Plan very strongly recommends (1) obtaining a fulsome history of the lift from all key perspectives unless new, (2) thorough investigation by knowledgeable and competent persons (3) an appropriate engineers report, including ice and wind considerations, (4) good evidence that the viable total costs to be recovered are no more than 2008 tow ticket prices + CPI, (5) detachable chairs to reduce ice problems and (6) the lift will not cause concentrations of skiers that uncontrollably degrade the quality of skiing, enjoyment and the environment. Only if a chair-lift meets the recommendations and is feasible, would it be preferred for the front slope. When a tow is replaced, it should be by transport suited to the activities and carrying capacity it will serve. Except for Creek Tow, each new or replacement tow should have carrying capacity, safety, reliability, speed and patron suitability at least that of a good T-bar unless contra-indicated; this includes other than T-bar. Snow wear needs to be minimised by configuring tows to reduce skier concentrations where practicable. Bass and Summit mix slow and hesitant beginner skiers with fast higher ability persons; for safety, skier separation around the Bass offload is recommended41. Desirable characteristics / policies for future tows are: All new and rearranged tows shall serve the maximum skiable area reasonable Except for special purpose tows (toboggan, beginners, tubing, etc) all new and rearranged tows shall provide the maximum vertical ascent reasonable. All tows shall have their loading and offloading in areas of good snow collection or the areas shall have adequate snow fences and / or access for a winter groomer
Placing a T-bar on Giblin is more awkward than for other existing tow sites. A soft brightly coloured cordon should be maintained immediately above both sides the Bass offload for at least 20 m in a shallow inverted V to deflect skiers from above. To aid the descent of Summit for skiers preferring better snow near Bass, a ramp off the small cliff north of the top of Bass is recommended.
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Where practicable and reasonable tows shall have multiple offloads to cater for a range of skill levels Tows shall not be sited on good runs Tows shall be sited to minimise mixing very different skill levels In so far as practicable tows shall be positioned to meet visitor skill demand Duplexes are not favoured: if they are used where they cut runs, there must be a compelling advantage and two-sided entries Existing tow lines are preferred for future tows and lifts
7.12.3.2
Given the constraints and assumptions for user satisfaction, the following tow configuration are supported under this plan: Bills T-bar tow track groomed and / or decked to have no side slope and more snow fencing to improve snow on the offload area and egresses (High Priority) a T-bar (or equivalent) from the 2008 Village Tow base to near the lower Fannies offload with offloads at about 1485 m ASL and 1530 m ASL42. (Carrying patrons beyond 1530 ASL is ill-advised if a lift were placed on the former 30 Second Tow.) (High Priority) loading from both sides of all tows except Summit and Creek (Medium Priority) a T-bar or equivalent on a former Big Ben line with snow fencing to west and northwest to improve snow on the offload and egresses (a fast reliable singles tow is acceptable as a short-term solution) High Giblin Tow high offload may be improved (Medium Priority), and tow capacity increased when warranted (Low Priority) a protective barrier45 should be installed immediately above the Bass offload to redirect descending skiers (The expense of moving Bass Tow now is considered unwarranted) (High Priority) minor grooming and ramp off the small cliff north of Bass43, 45 to facilitate descent of Summit away from Bass and decrease wear of the Summit chute area. (Appendix 7c provides a better solution should further tow development be warranted) (High Priority) a beginner tow may be installed along the lower Fannies site (Map 6)44 (as needed) If there are problems with winter grooming overcoming snow wear near the loading areas of the front slopes a slow hand-line tow may be used to disperse skiers before feeding them to the main tows. A hand tow should be very near horizontal and may not occupy more than 40 % of the distance to an adjacent tow. Some other activities may be served by small tows or equivalent: the hand tow (eg Mighty Mite), conveyor (eg Magic Carpet) or similar of 7.11.12 & 7.11.9 may be used near the Beginner Area45, it may be portable a portable tow to access good skiing which is not served by other tows Creek Tow may be removed for use elsewhere46 or remain a small tow / conveyer for options (2) tubing and tobogganing areas is supported if warranted Tables 7.5 & 7.6 show the likely acceptable tow capacities (as CCC), and Table 7.8 the slope capacities for converting tows to T-bar carrying-equivalents. While slope capacity remains between 680 and 950, the tow CCC increases to between 683 and 800+ persons (cf. 539 and 680). When short-term demand is particularly high, tow capacity can be increased economically and safely by speeding up most tows (within design speed). Thus more carrying capacity can be achieved on existing tow lines. In mild weather or when snow is thin, some terrain may only last short intervals until snow wear or melt has its way47. Because of this there is a strong argument for some tow (and slope) overcapacity in the form of
If the A E Village T-bar is built as proposed, this plan will allow a small re-alignment and extension of it to halfway between Fannies and Big Ben at the foot of the summit boulder field (Map 4) to better cover back slope access. 43 The ramp need only involve some of the cliff and minimises grooming requirements; ramp hand-railing may be required 44 The tow should end below the Home Trail, beginners may need transport there via service route 45 A Magic Carpet from Snow Sports along the toboggan - beginner area border towards Village Tow could serve beginners, tobogganing, tubing, staff and perhaps others 46 See Appendix 7 Ski Lifts or Tows. Choices may be top of Fannies (a dvanced), bottom of Fannies (beginners) or just above the new Village tow to allow skiing of a frequently snow-filled gully from the summit block (if a 30 Second lift were not present).
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extra tows to allow areas to rest from skiing. (This is done weekdays from about mid-season when demand permits: a tow is closed and another opened to reduce the effects of snow wear on mild days.) Without that overcapacity there is a risk of no skiing sooner. However, there are very significant costs to improving, rearranging and purchasing tows. The degree of overcapacity is a commercial decision. This Plan can only allow for reasonable overcapacity that maintains affordability to customers. Ultimately priority must be the most effective means of reliably improving enjoyment in average snow conditions at reasonable cost after considering that if patrons become frustrated or cant afford skiing, patronage falls and viability fades. Tows diminish skiable terrain, thus chairlifts must be considered if there were an imperative for a carrying capacity of significantly more than about 700. Appendix 7 & Tables 7.7, 7.9 & 7.10 indicate what could be achieved with a chairlift. Total slope capacity could be increased to 750 - 1120 (570 - 770 in 2008) with a total tow capacity (CCC) of 790 - 1100 (470 - 770 in 2008), snow permitting. Too large a capacity chairlift, like a quadruple, especially on the front slopes, could so concentrate snow wear that for loading, offloading, rises and narrow parts of runs snow would disappear quickly and close the slopes. Precautions to prevent this would be part of development. If the development were unaffordable to patrons or could not ensure overcoming daily snow wear, capping skier and snow boarder numbers may be required for some conditions. The effective tow capacity of Ben Lomond should not increase significantly beyond about 800 persons without demonstrating that snow wear is controllable, the tow service is viable and tow ticket prices affordable. The managing authority should encourage upgrading and renewing of and improvements to tows to enhance reliability, safety and enjoyment. Consideration should be given to some self-loading of some tows48.
7.12.3.3
Given this Plan is for 25 years and climate and user trends are uncertain, some allowance must be made for unforeseeable changes in trend or conditions. Should snowfall decrease to a level which threatens the viability of tow and other services, Appendix 7 suggests possible ways to improve the viability. These options would require additional approval from the managing authority. In the unlikely event that skier and snow boarder demands increase sufficiently and snowfall is acceptable chairlift(s) (Appendix 7) and their caveats (7.12.2.2 & 7.12.3.1) should be considered.
7.12.3.4
Loading, offloading, egresses and tow tracks need to be easy to use, otherwise tow capacity can be lowered and patrons frustrated. On T-bars an errant patron can bring down themself and their T-companion and cause injury. Winter grooming is required. Loading and offloading is covered in 7.12.4.1 - .2 and tow tracks in 7.12.4.3. A few more snow fences would improve carrying capacity. Actions are encouraged which minimise derailing / decabling. All tows age, get damaged and break down so need care and maintenance. Old tows need more attention. If not looked after tows present a risk to patrons. Standards change. Improvements, preseason servicing and testing of tows needs to be completed shortly in advance of each skiing season. Removing the many Ts, spring boxes and platters to minimise exposure problems, for servicing and improving summer aesthetics is essential. Spring boxes are heavy and many. This requires motorised transport to suitable storage and workshops. Up to 2009 there was no option but the use of unprotected ground. Due to natural obstacles some ground is necessarily frequented, resulting in route development and some erosion. To protect the environment, the medium weight service route and a light vehicle service from the main ski slope route per 7.3.8 is strongly recommended (Map 4). The routes should join near Fannies.
Snow scuff already limits slope and tow capacity and enjoyment on occasions. After hours to days of skiing the lower front slopes frequently have numerous emerging rocks. Snow grooming cannot overcome this on steep rocky slopes like Summit. 48 Tow operators would be safer, freer to deal with accidents, snow groom locally, observe errant behaviour and take action. For safety there would have to be more than sufficient horizontal loading area of the right height relative to the carriers (Ts, platters, etc.).
47
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7.12.4.1
Wooden decks are appropriate for highly trafficked areas like loading and offloading environs, tow tracks and drainage, and over drainage channels in moderate use areas. For all these, where practicable, decks are preferred to large scale slope grooming as they can be removed to leave a natural landscape, unchanged drainage patterns and are usually cheaper. Decking can be visually obtrusive and staining to blend better with local natural colours should be implemented where no adverse environmental impact. Another means to help maintain tow tracks is boards placed on their edge (side-boards) to prevent snow sloughing and wind scour. The boards may be as extensive as desirable, but should be no higher than 200 mm unless required. Wooden decks may be used for loading and offloading environs, tow tracks, drains and other significant water hazards like puddling and breakthrough areas. Decks must be built to the appropriate building code to allow safe use by pedestrians, summer service vehicles and slope grooming machinery (if desired) and there colour should blend with sloep environment. Snow fences and side-boards up to 450 mm high may be used along tow tracks to help maintain cover, for safety and reasonable skier comfort. The boards should be kept to 200mm where practicable and neither structure may block runs.
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Where safety is not put at risk, staining of wooden structures to better blend in with the environment should be undertaken.
7.12.4.2
Obstacle Bridging
There are areas where bridging would improve a bottleneck and considerably improve skiing. Of most benefit would be bridging the small cliff north of uppermost Bass which blocks a potential major Summit run to most skiers. A suitable ramp which meets relevant codes (ie. high winter visibility balustrading) would allow snow to collect on it and remove the drop; more skiable terrain would result. The structure need not involve significant ground disturbance. Bearers on solid rock, otherwise foundations, and rock bolts could hold the deck. The alternative is terrain grooming - relatively major earthworks. For aesthetics, part of the structure could be removed postseason. Drops up to 25 metres may be bridged on potential major runs not exceeding high intermediate level on Summit, Giblin Folly and Normans Folly.
7.12.4.3
Tow Tracks (see also 7.11.3, 7.12.3.1, 7.12.4.1 -.4 & above)
Good tow tracks provide snow boarder and skier safety and enjoyment and allow rapid improvement of deteriorating surfaces. In summer and winter access is also needed along all permanent tow lines for inspections and maintenance, but is impeded. Summer access suited to light or small ATV use would provide ease of maintenance. In winter access to all areas needing repairs would be greatly enhanced and safer, and winter grooming would become possible. Parts of some tracks frequently need attention for safety, to keep snow boarders and skiers where required and reduce derailments: problems could be addressed rapidly and economically whenever required. In order to winter groom tow tracks, they need to be sufficiently wide and free from obstruction to prevent groomer damage. Snow on tow tracks could be gently dished to improve safety and help patrons stay on track. Side-boards may be needed. Tow tracks may have winching points installed to aid groomer use. Steep tow track sections need to be particularly safe and easy to ski. Ideally tow track gradient should not exceed 40 %. Tow track width should be 15 m for doubles carriers and 12 metres for singles carriers, meet or exceed the specification of the tow manufacturer, Workplace Standards or the Canadian Code whichever most benefits users. Most tow tracks have a minority of ground which needs slope grooming (or decking). It may require some localised terrain modification (earth or rock removal and / or depressions filled with earth or rock). In some instances an excavator or loader may be required for the work; some tow tracks may be improved to facilitate the access of light to medium machines (eg Dingo) to where needed and for slope grooming (7.13.2.5). Only tow tracks and loading and offloading areas for permanent tows may be terrain groomed. In general no more tow track than necessary should be slope groomed. Drainage runnels should not be slope groomed; decking or extra snow is preferred where required. See 7.13 for summer (slope) grooming. Where there is ground adjacent a tow track which is suitable for summer vehicle use and tow servicing and if the sole purpose of local grooming would be summer tow servicing the tow track should not be groomed. Priority should be given to improving tow tracks on which snow boarders and skiers have the most difficulty. All new and rearranged tows shall have tow tracks without side slope and free of protrusions at least 15 m wide for paired passengers and 1.2 m wide for single passengers50. Existing tow tracks may be similarly widened Appropriate parts of tow tracks may be summer groomed and / or decked to allow light workvehicle51 access in summer along tows and facilitate use of a snow groomer and OSVs in winter. When tows are being run relatively fast it is important to facilitate easy movement from queue to tow track: For each tow the final ten metres of approach and first five metres of tow track shall be horizontal or slightly downhill; from final queuing point to track the surface should be wide and of gentle angle.
50 51
12 metres width for singles carriers is also acceptable for snow boarder safety Narrow vehicle here means small excavators or vehicles like Dingo, Bobcat or quad bike with trailer.
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7.12.5.1
Permanent and temporary fences are very useful in marginal skifields. 30-odd permanent fences exist at Ben Lomond, Map 5 shows the locations of most existing and proposed fences. All have wooden panels; some too close which diminishes the throw of snow (Figure 1). Very close panels tend to gather a high narrow band of snow, whereas panels separated sufficiently gather wider less steep snow which tends to be more skier friendly. Weather and local conditions alter the effectiveness of a fence. Where characteristics for effectiveness is in doubt, a temporary structure to trial height, panel spacing and positioning should be used before establishing a permanent fence. It may require more than one season. Temporary fences can be erected pre-season, during it or a pause in tow operations when snow is expected and removed before operations restart. Temporary structures can be totally removable or have permanent anchor points. Temporary fencing is useful where it would be an obstacle to skiers: while an area is closed (eg overnight) a fence can be very useful when snow is expected (Figure 3), plastic webbing may also be used for this. Where a fence would be an unacceptable obstacle snow grooming or snow-making is preferred. To diminish aesthetic impacts in summer Figure 3 shows a preferred style of seasonal fence for permanent positions. Removable bands or panels are stretched between poles. The attachment poles may or may not be removable. Permanent poles stop impacts caused by looking for anchor holes and clearing blocked holes. Figures 2 - 4 give examples of permanent and temporary structures. Note that bracing is not shown; fences higher than about 1 metre probably require it. The major problems for seasonal structures at Ben Lomond are the lack of environmentally sound service routes and the ongoing costs of erection and retrieval. Seasonal temporary fences should be (1) very near service roads / routes and bedrock exposures directly accessible from service routes or (2) easily and reliably accessed using oversnow vehicles. Unfortunately for (2) environmentally sound oversnow retrieval and placement is impossible in early snow, thin snow and when weather rapidly destroys suitable snow often the way a season ends. Existing fences should be repaired or gradually altered to meet a standard design Ideally fences should be close to right angles to prevailing winds, parallel to skiing direction, obvious if a hazard and not block runs. Where practicable bracing should not be on the skied side. New fences shall be constructed to wind load codes and shall have a professionally built appearance. Major snow farming fences should be seasonal53 Installation and maintenance of snow fences is the responsibility of the relevant proponent and will require a written authority from the managing authority. Some recommended areas for snow fences are given in Map 5; positions are indicative.
7.12.5.2
Snow Covers
Covers can protect valuable and high use snow from the effects of rain. Farmed snow, snow from snowguns, formed toboggan and tubing runs and loading areas may be covered. Covers must be well secured when in use, not create a nuisance in wind and be removed after the rain has safely passed. The use of temporary covers to protect valuable snow and formed activity runs from rain is supported.
52 53
A snow corral is an area bounded by two or more snow fences arranged to store snow, referred to in 7.16 The seasonal dismantling may depend on establishing the service route to Giblin Tow.
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7.12.5.3
Wind Protection
Loading and offloading areas exposed to strong wind may have a protective fence to reduce accidents.
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1. Rock removal includes removal or relocation of stones through to boulders and sharp rock and breaking to blasting off rock protrusions. Rock should be reserved for local use by storing at natural boulder piles or in depressions in accordance with grooming approval. The rock may be used to fill depressions, for drains, walls, service routes / roads and tracks. 2. Pruning and slashing of bushy vegetation can remove obstacles and improve skiing quality. Plant cuttings should be reserved for local ground protection 3. Terrain grooming is removal of ground rises and the filling of hollows. The aim is an even area, usually of grasses and low alpine herbs. Modifying a large amount of rock usually requires blasting. This type of slope grooming is focussed on areas of high skier traffic and dedicated beginner areas. Some advantages of slope grooming are: natural obstacle removal / reduction skiing on thinner / less snow extended skiing seasons cost-effective winter grooming and snow-making better drainage / snow retention The main potential disadvantages of slope grooming: adverse water movement and erosion changed landscape / visual quality impacts on cultural and natural values Rehabilitation of disturbed vegetation, soil and water movement must always be an integral part of slope grooming. Some rehabilitation has been poorly executed on Ben Lomond in the past, yet in areas more sensitive than Ben Lomond rehabilitation is very successful. There is nothing unique about Ben Lomond to prevent good rehabilitation, except perhaps limited resources. Many of the potential environmental risks of grooming can be overcome by careful site and other study to plan appropriate grooming and remediation. Excellent guidelines54, willingness and commitment have lead to successful rehabilitation in other skifields and are strongly recommended. Proper preparation and resourcing before grooming implementation is essential.
7.13.1.2
Ben Lomond
Skiing on Ben Lomond has suffered because of insufficient grooming. Poor snow seasons have not been able to be offset by grooming and snowmaking, as elsewhere in Australia, so patronage has been lost to other recreation and groomed skifields. Most broad exposures of rock and many clusters of large boulders and boulder fields would require too much effort and cost to groom significantly, even though limited remediation would be required. Some small ridges are amenable to the removal of protrusions. Appropriately qualified persons shall perform blasting. Superficial rocks and boulders are plentiful and fairly easy to deal with. Most grooming is likely to be superficial rock removal and bush pruning. Soil may need rapid attention to avoid further impact55. Impacts requiring prompt attention must be kept within the capacity, including resourcing of ongoing follow up maintenance, to provide the necessary attention.
7.13.1.2.1
Significant work can be done by hand, including removing surface rocks and stones. However, a machine will be required to remove, transport, place, stack or bury heavy rocks in many areas. A small excavator like a Dingo or Bobcat is preferred where it is capable of the works required. There are many areas where bedrock exposures will assist machines to move with minimal impact, though some form of ground protection may be required where intermittent soil and vegetation is traversed. Access may also be gained via tow tracks (7.12.4.3), wide boards and other items to prevent unwanted impacts56. The areas and routes
Perisher Blue has an excellent document detailing all aspects of grooming. PWS (Tas) has a set of guidelines. Ben Lomond suffers a few areas of bad erosion due to heavy machinery passage some decades ago operating without constraints and no follow up remediation. Some erosion was caused by more recent vehicle use because of the lack of a service road: rain and thaw were seen to promote erosion shortly after several passes on soft wet ground. 56 In some cases a larger excavator may exert less ground pressure than small machine; this should be considered too.
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for movement of machines should be identified in slope grooming plans and similar works. Consideration needs to be given to the use or disposal of fragmented rock that may create a potential hazard. Where removal of rock exposes soil, these areas must be stabilised and rehabilitated with vegetation immediately. Where rocks are removed by hand, the resulting area of exposed soil is likely to be limited. Simple solutions should be developed and approved for easily stabilising and encouraging revegetation of these limited areas. Pruning of large bushes to just above ground level is supported where there is good ground cover by other vegetation (eg. grasses, trailing plants) , but roots and soil must not be disturbed (see 7.13.1.2 also). Bushes should not be pruned in unfrequented skiing areas. Heath should be slashed no lower than 125 cm from the ground to ensure frost protection and soil conservation of areas slashed. Maps 3 & 7 indicate areas where grooming may be applicable.
7.13.1.2.2
Terrain Modification
Terrain modification should be focussed on tow tracks, loading and unloading areas, significant ski-run bottlenecks and obstacles. However, most loading areas do not require terrain modification. Broadscale terrain modification is considered unwarranted with the exception of two small parts the beginner slope, highly trafficked corridors within 50 m of loading areas and 25 metres of offloads and the existing play / toboggan area. Tow tracks and parts of major home trails may require localised work. Drainage work requiring slope modification may be required.
7.13.1.2.3
Maps 3 & 7 indicate the areas where grooming may occur. Map 7 does not infer all of each area must be groomed: e.g. some of the former Big Ben and 30 Second areas need only be groomed if the respective tow is installed. All slope grooming proposals or works must comply with the Standards and Guidelines: Site Disturbance, Ski Slope Grooming, and Rehabilitation (1993) and other applicable legislation, plans and guidelines, including preparation of slope grooming plans. However, techniques which may lead to better outcomes than the prevailing guidelines and standards should be assessed and permitted for trial where appropriate Slope grooming may only occur for runs accessible from permanent tows. Removing the top of protruding rock is generally preferred over excavation when practicable Broadscale removal and breaking of surface stones and boulders, followed by appropriate rehabilitation, is supported for popular skiing runs (part of selective grooming, may include local blasting where appropriate) Within a 30 metre wide area on significant runs, ski corridors may be more extensively groomed to allow winter grooming or to remove obstacles and skiing bottlenecks Where required, shrub pruning should occur without disturbing soil and low plants, like grass (to retain maximum intact vegetation). New special runs like tubing and toboggan chutes, not on disturbed ground, should follow natural hollows where practicable so as to minimise need for grooming The amount and type of grooming per season must be limited to that for which the initial stabilisation and rehabilitation can be achieved, and overall grooming staged to ensure manageable remediation. Priority for grooming should be given (in following order) to: significant obstacles beginner areas toboggan and tubing site(s) bottlenecks areas where thin snow predominates significant runs and potential runs Areas which significantly improve enjoyment Appendix 11 lists some specific slope grooming priorities.
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7.13.1.3
The Ben Lomond Ski Association produced a comprehensive slope grooming proposal (Ski Fields - Slope Grooming Working Manual 1999 - 2001) only some of which has been implemented. The PWS impact assessment process and proformas have changed since the proposal was developed. Therefore it is recommended that the proposal be revamped in line with the SSP and existing standards and guidelines, and a new application submitted to gain approval. It would be advantageous for commercial interests to help resource any further applications. The BLSA grooming proposal of 1999 - 2000 should be reviewed, consistent with standards and guidelines, and submitted for PWS approval through the RAA process.
7.13.2.1
Vehicle Routes
Stable vehicle service routes may be constructed for light and medium weight machinery (7.3.7 - 7.3.8) and should, in so far as practicable, follow already disturbed ground (Photograph 4). Standard road construction is unnecessary and should be avoided due to potential impacts on hydrology/drainage and visual quality. The use of coarse rock57 for service routes should use no more excavation than essential. Agreed service routes, home trails and preferred oversnow vehicle routes may have surfaces of sufficient width slope groomed smooth to facilitate snow grooming of popular runs and beginner, novice and loading areas.
7.13.2.2 7.13.2.3
To minimise adverse environmental impacts, scars and rehabilitation expenses when removed, it is recommended that where practicable fixtures should be placed on solid rock or previously disturbed ground. Piers are preferred to bulky footings. Ground which tends to collect water or has species like sphagnum moss, cushion plants or pineapple grass should be avoided. If use is essential, the minimum number of smallest holes which meet requirements should be used. The rest of the ground must be protected from damage and water flow minimally affected.
7.13.2.4
Larger Infrastructure
Sheds should be treated much as for foundations where practicable, ie minimum foot print of new disturbance. Items like tubing, tobogganing and beginner runs, an ice skating rink and dam need a relatively extensive foot print and are excepted. The disturbed area should be kept to the minimum. Items requiring extensive ground disturbance should be placed, where practicable, on ground of less than 25% slope unless on stable rock. For new work involving ground disturbance, rock, disturbed or eroded ground is preferred where practicable; drainage runnels and soaks should be avoided, decking may be used to protect such areas.
7.13.2.5
Drainage
This is used to remove water which deteriorates skiable snow (safety) and control water movement which may promote erosion or alter plant communities. Drains should be of low gradient and have erosion-proof walls and base. Where there are not drains or stable natural drainage, water-bars should be used to slow, disperse or redirect water where necessary. In some situations coarse rock may be used to maintain dispersed drainage; eg a service route or track. An environmental impact assessment will identify the appropriate method(s). Consideration should also be given to filling unnatural depressions which adversely channel water, ie. wheel ruts / ground compression leading to erosion some distance away. Surface and possibly subsoil drainage works is required near the base of Summit Tow and the lower part of the beginner - toboggan area. Some drainage works are recommended in Appendix 11, more drainage works may be required. Drains should fully exit the slopes and pedestrian and vehicle areas. A hydrological survey is recommended to identify drainage needs. Where open drains and channels present a hazard to skiers, they shall be covered
57
75 - 100 mm clean rock, some local soil on top, surface close to current ground level to minimise water redirection.
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Where practicable and desirable drainage shall be designed to minimise impact on hydrology and adjacent natural systems.
7.14 Rehabilitation (see also 4.2.1.3, 7.12.4, 7.13.1.2, 7.13.2.2, 7.13.2.7 and Appendix 6)
Rehabilitation includes control of water movement, slope stabilisation, soil placement, revegetation, protection and nurture of an area until stable. Rehabilitation is needed for most summer grooming, remediation of former accesses and most new and removed developments. Rehabilitation need not mean preventing or reversing changes to vegetation, soil, water or viewscape59 (see also 7.3.7), but should proceed according to best practice principles and guidelines. While principles, guidelines and standards can determine desired outcomes for rehabilitation, it is difficulyt to prescribe detailed techniques which will succeed in every situation. Success may be more likely where a flexible, experience based approach is implemented, including carefully monitoring of trial techniques. Frost heave is a major problem in some of the area. Reseeding in situ with natives has failed or is failing in many areas and, alone, is too slow to establish a cover which resists frost heave or erosion in thaw conditions. The absence of water-bars has exacerbated the latter. Rehabilitation with turf has been very successful at Ben Lomond after intense grooming by a a 20 tonne excavator near the former 30 Second Tow. To ensure quick soil cover, revegetation should incorporate the use of exotic species with local native grasses and herbs. Some native grasses are preferred because native species are the long term protection from adverse impacts as the exotics used should not propagate, but slowly give way to native species. In areas susceptible to frost heave suitable native species which form dense resilient herbfields should be a
the carbon foot print of helicopters should also be considered. To reverse change may adversely affect the desired qualities and may be at odds with environmentally sustainable development principles. The need to achieve a sensible balance between conflicting environmental objectives is widely accepted in environmental policy and practice at international, national and state levels in best practice guidelines - the Perisher Blue Master Plan Appendices which cover rehabilitation.
58 59
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component of revegetation. Most natives also provide a vegetation cover less susceptible to skier wear. Volunteers may assist in the collection, storage and propagation of suitable local species. The advantage of appropriate exotics is that they grow faster and good vegetation cover can be established at lower altitude ready for use. Rapid installation of good cover is critical to prevent frost and erosion problems and greatly reduces adverse effects by herbivores. Natural fibre carpet, in and through which vegetation may grow, may be advantageous where ground is steep, prone to adverse water flow or frost heave. Humic litter also helps stop frost heave. This encompasses the precautionary approach, sustainability and limits of acceptable change. Note the Site Disturbance, Ski Slope Grooming and Rehabilitation 1993 require a percentage of all rehabilitation works to use local provenance species All rehabilitation works will be consistent with the Site Disturbance, Ski Slope Grooming and Rehabilitation 1993. However, better practices will be approved where likely to support improved outcomes. The use of economic pre-established vegetation mats of non-local plant, humic and / or soil materials which do not regenerate or create disease threats to local native species shall be allowed. Preferably the mats contain some local species. Treatment of humic and soil materials may be used. Active revegetation or stabilisation of disturbed ground, including exposed soil from rock removal, should occur as soon as practicable after significant disturbance(s). New plants and seeds shall be protected from frost heave, erosion, animals, and, if applicable vehicles until sustainably revegetated. Ground susceptible to significant erosion during one rain event must be protected from erosion before the next rain is likely. All rehabilitation shall be monitored regularly to ensure its effectiveness All required slope grooming and rehabilitation for the benefit of commercial operators is the responsibility of the commercial operators. Others may assist. Where required, plant watering must be planned and implemented as appropriate (7.16). Hazardous and / or eroded channels should be covered, lined or filled and revegetated Remediation works must be planned to have long term sustainability. Appendix 6 has more guidelines and some areas where rehabilitation should occur, Appendix 11 drainage.
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Snowfield Engineering Pty Ltd, 2000. Report on Snow-Making for Ben Lomond Skifield Management Authority
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customer base probably preclude widespread use of snow making. More beginner and novice runs and fairly busy thin areas around the foot of slopes are likely to be the only bigger areas where snow making is affordable. Tops ups could be taken elsewhere. There are additives which increase the efficiency of converting water to snow. Energy use is lowered, the viable conversion temperature is increased and the snow conversion rate increased. Most snow-making additives are unlikely to have any significant impact on the environment, however evidence of this, per point 4 of 2.3.4 of the BLSDP 1993, is required before additives are permitted. Snow-making could help offset the effects of climate change on species which need extended cool damp conditions. The plumbing to snow-guns could be used for watering revegetating areas. Snow making, with the exception of the trial allowed in the following, may be approved following an environmental impact assessment that addresses affordability, viability, noise, and impacts on waterways. The managing authority will set the terms of reference for the assessment. Any approvals will include conditions concerning performance standards and monitoring based on the assessment. Snow-making will be limited to one gun equivalent not exceeding 225 L / min until a sufficient water supply is available. One gun is supported for trialling purposes to a maximum of three years prior to a commitment (permanent fixtures not required). Any trials will including detailed water flow monitoring and reporting to the managing authority and must not threaten the Village water supply. Portable and temporary equipment may be used, but shall not impair visitor safety. Snow-making is the responsibility of relevant commercial operators. Snow-making shall use equipment at least as efficient as that identified in the BLSMA Report on Snow-Making. Snow-making shall be limited to popular slopes up to 30 % gradient below 1505 metres ASL, with the exception of a beginner area on Fannies and one each of toboggan and tubing runs. The highest priority should be a high-use beginner tow and run, front slope loading and access, a small beginner training area and a toboggan or tubing run. Snow corrals (fenced areas) may be erected to store the man-made snow; these may be sited where snow and other fences are permitted, close to tow towers and loading areas or below rocky areas which bar skier access. Snow corrals shall not present a hazard to skiers. Snow may also be stored as skiable mounds over ground prone to thin snow.
61 62
Bureau of Meteorology: average rainfall is a little over 1200 mm; the above allows a generous 600 mm evaporation. A turkey nest dam is like a well in a water course.
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The maximum daily intake of new water (unrecycled) for snowmaking should be limited to 500 m3 (05 ML or 500,000 L) per day for the first week63, there after 2 ML maximum per week for up to a total of six weeks per season unless it can be shown that there is no compromise to other water values. The initial 500 m3 allows a meaningful start to snow-making, while the 6 x 200 m3 allow substantial top ups and other use while redirecting under 2 % of the annual flow locally. Provided legal requirements are met, a dam, tank(s), sump, water-taking, reticulation and up to five snow-gun equivalents (not exceeding 225 L / min each) for snow-making are supported; these, the legal requirements and licencing are the responsibility of the proponents / commercial operators. If a snow-making system proves acceptable, the associated dam must be no larger than necessary taking into account reasonable water recycling, and no dimension of ponded water shall exceed 50 metres. Snow-making water should be available for fire fighting and rehabilitation. Plumbing is supported in the lower skifield, but permanent plumbing must not be above the skifield surface. Portable plumbing may be used to connect to permanent lines to minimise ground disturbance. For safety reasons, portable or mobile plumbing which puts skiers or others at risk are not allowed during tow operations, except in unskiable or cordoned areas. Snow-making fixtures shall be placed adjacent to or onto existing structures or within rock areas inaccessible to skiers at any time. The lattermost should be disassembled for summer.
7.18 Promotion
When significant elements of this Plan are achieved which improve the diversity, reliability and satisfaction of visitors, considerable effort should be given to marketing what is available. More fun days and some based on activities other than skiing could contribute greatly by widening interest and participation.
35 ML equates to reservoir of approximate dimensions 35 m square averaging 3 m deep. 25 mm or one inch of rain in the catchment would produce about three times this. 64 From notes of J Lyngcoln of Historic Heritage Section of PWS.
63
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As improvements and more infrastructure and services are put in place to cater for recreational activities commercial interests, PWS and BLC shall market them.
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Good practices care for people, the environment and the efficient running of the skifield. Much of this is covered elsewhere in this Plan. The two main safety aspects are staff OH&S and visitor safety.
8.2.2 Signs
Signs should state that all ski slope snow recreation is a dangerous recreational activity66 or similar and consistent with the managing authroritys hazard sign system. Significant non-natural hazards shall be signed appropriately
8.2.3 Fog
To minimise the likelihood of colliding with non-natural objects, contrasting colour (eg black or brilliant orange) shall be used. Bright red or orange markers shall be maintained along the foot of the back slope to mark the route back to the car park.
Many of the practices are carried out, but are not required. dangerous recreational activity is a term used in the Civil Liabilities Act of Dec 2002. A recreation considered dangerous greatly reduces the liability of those facilitating the recreation.
65 66
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8.2.6 Shelter
There shall be shelter from the weather and a toilet open to the public at all times of the year.
8.3.2 Waste
Signs should be placed where appropriate to inform visitors how to dispose of materials responsibly and relevant aspects of minimum impact use. Entry booth pamphlets should also provide useful information on PWS policy.
8.4
Maintenance
There shall be a regular audit of buildings, facilities, drains, paths, bridges and roads for functionality, capacity / demand and hazards. Prevailing codes and legislation must be considered. Recommended repairs and improvements should be implemented as appropriate by the relevant manager, owner, licencee or lessee.
Many environmental monitoring requirements and procedures are set out in the Ski Slope Grooming and Rehabilitation Standards and Guidelines and updates. All development on the slopes should be subject to the guidelines, prevailing legislation, appropriate environmental requirements (local government, State and Commonwealth) and, as applicable, Building and Development Works Standards and Guidelines. As with any guidelines, more appropriate solutions are allowed wheren local parameters and issues need to be accounted for.
67
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Left: Upper play / toboggan area: thinning snow & short run-in Right: Below Little Slalom area: many humps over bushes under snow
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Periodic reviews of ecological, social and economic outcomes should be determined and action taken if key outcomes are not being achieved; performance indicators are suggested below. It should be noted that the realisation of some outcomes may be delayed where seasonal factors intervene adversely.
68
eg tow changes, terrain park, snow-making / trial, groomed major runs, improved beginner area
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Appendices
Appendix 1
Acronyms AE AS ATV BL BLC BLNPMP, BLMP BLNPP BLSAC BLSDP BLSDP 2006 BLSMA BLSP BLVC CISA D/H DP DPIW DPIWE DTPHA EIA EMP FTBC MP NCB NPWS, Parks NRM NTAC OSV PWS RSF SS SSP TCS X/C
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Appendix 2
Parks & Wildlife Service Alpine Enterprises Ben Lomond Ski Patrol Snow Sports Creek Inn Lodges and Huts Mc Dermotts Coaches Ben Lomond Committee
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Appendix 3
References
Barley, B. 2000. Year 2000 report for the Ben Lomond Skifield Management Authority. Unpublished. Ben Lomond Skifield Advisory Council. 1994. Ben Lomond Ski Slope Plan (proposed draft for consideration of the BLSAC). Unpublished. CSIRO, Hydro Tasmania and the Tasmanian Partnership for Advanced Computing, 2006. Report on Climate Change in Tasmania CSIRO, 2004. Climate Change Projections for Australia. Davidson, N. 1979. Alpine Revegetation Trials at Mt. Mawson (Mt. Field National Park). NPWS, Tasmania. Davey, Andrew 2007. Rearrangement of Two Ski Tows at Ben Lomond Skifield, Alpine Enterprises RAA submission. Davey, Andrew 2008. Notes on Ben Lomond Committee Meeting Suggestions for Ski Slope Plan, Oct 18 2008. Unpublished, circulated to BLC. Davies, John. 1989. Plant Communities of the Ben Lomond Plateau, Occasional Paper No 1, Queen Victoria Museum and Art Gallery, Launceston , Tasmania. Davies, John. 1990. Vegetation Survey of the Ben Lomond Ski Area, Vegetation, Land & Soil Management Information Service. Dept. Primary Industries Water and Environment (DPIWE). 2001. Proposed Environmental Management Goals For Tasmanian Surface Waters Tamar Estuary And North Esk Catchments Public Discussion Paper. Dept. Primary Industries and Water (DPIW). 2007. Natural Values Report No 19380 (from Natural Values Atlas) DPWH. 1992. Ben Lomond National Park Skifield Development Area Draft Ski Slope Plan. Tasmania. Faulkner, P.S. 1986. The Winter Climate of Ben Lomond, unpublished (DPIWE library). Group Work (Bob Campbell & Linda Jones), 2006. Ben Lomond National Park Tourism Feasibility Study Graham-Higgs, Nick Sept 1992. Draft Ski Slope Plan, Parks & Wildlife, Tasmania
Groupwork. 2005. Ben Lomond National Park Tourism Feasibility Study. Tasmania. Harvey, Richard 1994. Draft Ski Slope Plan, Parks & Wildlife, Tasmania Hennessy, K. Whetton, P. Smith, I. Bathols, J. Hutchinson, M. Sharples, J. 2003. The impact of climate change on snow conditions in mainland Australia, CSIRO. Margules & Partners Pty Ltd. 1990. Ben Lomond Skifield Development Plan. Margules & Partners Pty Ltd. National Parks and Reserve Management Act 2002.
Page 87 of 126 Ben Lomond National Park Ski Slope Plan May 2009
Nature Conservation Act 2002. NSW National Parks & Wildlife Service. 2003. Kosciuszko, Your Park Your Plan (Discussion Paper 4, Sustainable Use Ski Resorts), NSW. Perisher Blue Ltd. 2002. Perisher Blue Ski Resort Ski Slope Master Plan. Perisher Blue Ltd., Perisher Valley, NSW. Parks & Wildlife Service, Forestry Tasmania and Dept Primary Industries, Water & Environment. 2003. Tasmanian Reserve Management Code of Practice, Dept Tourism, Parks, Heritage & the Arts, Hobart. Parks & Wildlife Service (DELM). 1993. Ben Lomond Skifield Development Plan. Tasmania. Parks & Wildlife Service (DELM). 1993. Standards and Guidelines: Site Disturbance, Ski Slope Grooming, and Rehabilitation. Tasmania. Parks & Wildlife Service (DELM). 1994. Tasmanian Walking Track Classification Scheme of Vol1: Walking Track Management Strategy for the Tasmanian World Heritage Area. Tasmania. (+ updates) Parks & Wildlife Service (DPIWE). 1998. Ben Lomond National Park Management Plan. Tasmania. Parks and Wildlife Service (DTPHA). 2004. Ben Lomond Skifield Development Plan Review Key Issues Paper 2004 Parks and Wildlife Service (DTPHA). 2003. The Reserves Standards Framework, Tasmania. Dept Primary Industries, Water & Environment and Forestry Tasmania. 2004. Washdown Guidelines, Edition 1, Tasmania. Parks & Wildlife Service (DPIW). 2006. Draft Snowfield Development Plan. Tasmania. Parks & Wildlife Service (DPIW). 2007. Reserves Activity Assessment Report, 6 / 9 / 2007 (off data base, for Ben Lomond skifield grid references) Snowfield Engineering Pty Ltd, 2000. Report on Snow-Making for Ben Lomond Skifield Management Authority, Jindabyne State of Victoria (DSE). 2003. Alpine Resorts 2020 draft strategy. State of Victoria. Sutton, R Dec 1992. Draft Ski Slope Plan, Parks & Wildlife, Tasmania.
For lists of vascular plants of the Ben Lomond Skifield: J Davies 1990, BLP 1998 and draft BLSDP 2006
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Appendix 4
Ben Lomond National Park Management Plan 1998 Skifield Development Area Zone
Natural Zone
Site Plans
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Stabilisation is recommended for the above to prevent further deterioration and reverse the depicted runnel erosion.
Left: mostly wet area, on Home Trail, suffers frost heave Middle: runnel peat eroded due to past practices Right: summer route to Giblin Tow.
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Appendix 5
Relevant Planning Documents The main controlling Document is the Ben Lomond National Park Management Plan 1998, under which comes the Ben Lomond Skifield Development Plan 1993 and under this the Ski Slope Plan. In addition there are other controlling documents and processes for various activities: Site Disturbance, Ski Slope Grooming and Rehabilitation: Standards and Guidelines 1993 and updates, Snowfield Development Guidelines 2005 and Environmental Impact Assessment process, also updated periodically. All activities should also comply with relevant industry codes, legislation and local government rules. Statutes and State Policies National Parks and Reserves Management Act 2002 Nature Conservation Act 2002 Ben Lomond Skifield Management Authority Act + amendments Land Use Planning and Approvals Act 1993 Environmental Management and Pollution Control Act 1994 Environmental Protection and Biodiversity Conservation Act 1999 Environment and Heritage Legislation Amendment Act 2003 Historic Cultural Heritage Act 1995 Threatened Species Protection Act 1995 Water Management Act 1999 Crown Lands Act 1976 Aboriginal Relics Act 1975 Local Government (Building and Miscellaneous Provisions) Act 1993 Building Act 2000 State Policy on Water Quality Management 1997 Environmental Protection Policies including Noise Policy, Air Quality Policy Wastewater Management Guidelines 2001 Building Regulations 2004 Plumbing Regulations 2004 Statutory Plans Ben Lomond National Park Management Plan 1998 Ben Lomond Skifield Development Plan 1993(relies on Management Plan) Northern Midlands Council planning scheme Codes Tasmanian Reserve Management Code of Practice 2003 Building Code of Australia Tasmanian Plumbing Code, DIER, 1994
Australian Standards and Guidelines AS 1940 - 1993 The Storage and Handling of Flammable and Combustible Liquids AS 2156 - Walking Tracks: Classification and Signage AS 4332 1995 The Storage and Handling of Flammable and Combustible Liquids AS4332 1995 The Storage and Handling of Gases in Cylinders AS 5667.1 - 1998 Water Quality Sampling Australian Drinking Water Guidelines Other Relevant Items, Guidelines and Standards Crown Lease and Licence Conditions (Tasmania) BLNP Skifield Development Area: Site Disturbance, Ski Slope Grooming and Rehabilitation: Standards and Guidelines 1993 Snowfield Development Guidelines 2005 (PWS, Tasmania) PWS Standard Operating Procedures: Hazards Signage PWS Public Management Policy Draft Ben Lomond Snowfield Development Plan 2006
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Appendix 6
Environment Notes
Values, Environmental Impact Assessment and Conservation ski slope situations for which particular Values may not need another survey because of existing surveys and consideration here are: Flora: already disturbed sites, development on bedrock and where already surveyed (revegetation of soil is still a must) Fauna: already disturbed sites, all downhill slopes (mostly covered in Plan); may be needed for changes in untouched areas more than 50 m north of Summit Tow to Legges Tor, more than 75 m west of Giblin Tow or within 5 m of Big Ben Creek and southwards) Visual: Partly covered in this Plan, minimise contrasts to natural terrain (not needed if decreasing or maintaining current impacts). New building subject to full visual assessment subject to any development codes. Soils: specific items covered in this Plan (erosion prevention is still a must) Drainage: where there is no chance of significantly altering the prevailing drainage or hydrology or no possible significant adverse impact from altering drainage Viewfields: covered for most items (not to adversely / unacceptably obstruct views; of moderate significance given what is present and needed for snow activities and shelter) Aboriginal Heritage: no issue, but if artefact found need to stop relevant work to assess nature of find Recreation: those permitted by this Plan Traditional Use: included in activities permitted by this Plan Environmental Quality: when following the advice of this Plan (cite relevant SSP text in EIA), a survey may be needed for noise, potential leaks and emissions if potentially significant Aesthetics (out of placedness): as covered by this Plan Weeds and Disease: as covered by this Plan and guidelines (cite relevant texts and guidelines) (potentially harmful weeds and disease must not to be introduced) That a value may not require further survey in no way dismisses the need to mitigate impacts. This Plan and PWS document many constraints and guidelines which must be heeded. Where an impact may be acceptable within the ski slopes, it most likely is not outside the ski slopes. All adverse impacts should be contained within the ski slopes where practicable. (Controlling viewfields and aesthetics may be impracticable on occasions.) Erosion Locations, some needing rehabilitation: Original Big Ben line erosion gully about two third upslope Prior used vehicle access from NTAC area almost to Big Ben shed Areas around Fannies shed Parts of Home Trail towards Creek Tow Very small area south of intended new Village Tow (mild) Some tow loading and offloading areas Area between Currawong - Kunama - Ski Patrol and upper Village Road Much of main entry area below Bass Tow Much of the toboggan - beginner area where broadscale groomed Area near former start of Creek Tow Guideline Suggestions In Australian skifields, if there is a need for fertiliser to kickstart plant rehabilitation a slow release organic fertiliser is preferred, like Dynamic Lifter. This should be permitted where rehabilitation is otherwise poor or would be significantly more expensive.
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Ground Compaction by Vehicles Ground compacted by traffic may lead to water preferentially following some of the depressions created; this may lead to erosion. As there may be a need to transport over unconstructed routes, inspections should be made before and after for new depressions likely to adversely alter the flow of water. If such depressions occur, they must be remedied as soon as practicable as part of the development Rehabilitation Future ski slope developments must be guided by well designed and documented proposals which include a program of monitoring the impacts of the developments (and the rehabilitation) and documentation of the condition of the relevant area prior to development. The following principles should be applied to any development proposed on the ski slopes: 1. Establish and maintain adequate ground cover to prevent soil erosion and stabilise disturbed areas. 2. Water-bar where necessary to prevent erosion 3. Avoid having eroding verges to drains; the full wall of outside curves and the base of major drains shall be erosion resistant. 4. Minimise unacceptable visual impact of developments, especially for snow-free periods. 5. Avoid subsidence of material used to fill depressions. Subsidence may lead to puddles. 6. Stabilise excavated material, avoid heaped, irregular, unconsolidated and unstable surfaces. 7. Require stockpiling of removed soil segregated into its major horizons (litter, peat, topsoil, mineral, ) and for reuse in the area. This includes removal of soil over depressions where rocks are to be buried: less top soil may be required to cover the buried rock in which case excess soil can be used elsewhere on the mountain. 8. Respread topsoil or / and organic or humic litter (without disease transmissible to local native species) over subsoil to maximise revegetation prospects in any area of slope development. Visual Impact Colour Where practicable colours should be encouraged which blend in with the environment, however other factors also prevail: eg safety and serviceability. Bright orange to red is required to mark hazards; most is removed at the end of skiing season. Man-made infrastructure needs to be as visible as possible in case of white out when skiing. Black contrasts best and is most suited to limiting ice where it is not wanted, such as tow towers. Materials Materials and structures should be durable, safe, meet building codes, suit their purpose, not pollute the environment, and where practicable, blend in with the environment. Waste and temporary items should be removed from the slopes once their purpose has been fulfilled. The exceptions may be temporary and experimental snow fences which prove their worth or are yet to be adequately tested. Temporary exception may be granted where removal may lead to environmental damage. Form and Silhouette Shapes which contrast with the sky-line should be avoided. This is impracticable for some ski-associated structures like tows, fences and operator shelters, however the structures ought to be no more prominent or higher than is required to meet the proposed purpose. Structures like workshops, machinery and storage sheds should have low profile and be sited where less prominent. Where practicable and not needed, isolated buildings should be avoided. A few appropriate buildings near each other look less out of place. If the transmitter near Legges Tor is unused or becomes unused the relevant owner should be asked to have it removed.
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Appendix 7
Lifts: above surface ride Advantages No upslope traffic cutting across runs Can move more persons per hour per unit (if quad or better) Potential to move purely pedestrians (no skis or snow boards) No tow track / grooming required, can pass over any kind of terrain No need to maintain a snow covered tow track Suited to snow boarders Disadvantages Very expensive to install69* More expensive than tows to maintain and operate Need good patronage all week for a few months each year to cover capital & running costs More exposed due to elevation above ground - more likely not to operate in wind A large percentage of service is lost during stoppages if few lifts service a slope Not easy to have multiple offloads or adjust to variable snow* Much harder to remove patrons during stoppages Larger negative aesthetic / visual impact While lifts would better serve the ski slope (and snow boarders), their expense makes them commercially unviable given current and foreseeable numbers of customers. However should a beneficent entity be prepared to install a good quality lift in excellent working order it could be the preferred transport means. Should that eventuate a review of this Ski Slope Plan must occur. Up to three lifts would be preferred, however two, one in the vicinity of the former 30 Second Tow and another near the former Big Ben Tow would cover most of the skied slope with Bass (or lower Village), Bills and Giblin remaining. Relatively easy egress from 30 Second Lift to both the current Summit and Fannies areas would be a priority as parts of the summit area seldom collect skiable snow. Tows: an over surface ride Advantages Far less expensive to install (already installed) Less exposed Low percentage of service is lost during stoppages if more tows service a slope Cheaper operational costs (apart from tow track) Can be more choosy which units to not operate when poor patronage or snow Can have lower concentration of snow wear Disadvantages Cut across runs, potentially less safe* Tend to move fewer persons per hour per unit Can only move skiers or snow boarders Need to build and maintain a snow covered tow track - ongoing labour costs Poma-styles do not suit beginner to intermediate snow boarders, yielding many stoppages* More units require proportionally more persons to operate Duplex Tows: two tows sharing the same cable supporting At best they halve the space and time in which to cross a tow because of two lots of skiers travel the same route, the effect is two separate skifields; Much more significant skifield circulation problems arise even if both tows run at the same speed with carriers abreast; this not always possible More time is required to pass across the tow line.
*The key criteria for Ben Lomond are underlined. As there seem no incidents related to crossing tows at Ben Lomond, tows crossing runs may be unimportant. Replacing pomas with T-bars with well groomed tracks overcomes most problems snow boarders suffer
69
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Ski Tows - Potential Secenarii a) Future resourcing much as now Limited money for new major infrastructure, hence mostly maintaining, some up grading and possibly rearranging current infrastructure to best suit circumstances = this Plan b) c) Less to insufficient resourcing and / or snow decreasing over the next 25 years Better use of infrastructure to suit dwindling income and snow with some staged removals
Significantly more resourcing and improvement / better snow An entity may be interested in other uses of the greater area, so financial return from skiers is not critical, but the entity is prepared to ensure snow activities are well catered for. b) Insufficient Resourcing or Snow to Sustain the Current Tow Service Should demand or need for tow use become insufficient to sustain the tow service, the tow and other companies risk becoming commercially unviable. In this case rationalisation and some changes may need to occur to help maintain viability, for example: 1 - only using the more economical tows 2 - non-operation or / and removal and sale of less popular and rarely used tows 3 - running fewer tows faster 4 - loading tows further upslope 5 - use of more snow fencing 6 - reduced hours or days of service: eg Friday to Monday plus booked days for sufficiently large groups 7 - reduction of less vital costs, like oversnow vehicles and some overheads, 8 - very active gaining of special purpose resources 9 - more use of volunteers c) Further Tow Arrangements if Snow Permits (Also see end of Lifts in this Appendix) If demand and snow were to warrant chairlifting, the following should be considered: a chairlift on / close to the 30 Second line (and the proposed Village Tow not loaded beyond 1525 ASL70) and winter groom around the loading station remove Bass and make the proposed Village T-bar the beginners to low intermediate tow, groom the lower area Small tow or Magic Carpet-like conveyance from Snow Sports along the border of training and toboggan areas towards base of Village Tow (with room for oversnow vehicles to pass)71 and / or: when Summit reaches the end of its useful life consider upgrading 30 Second to a triple or quad (if not already) and forming a good egress to uppermost Summit. a beginner tow could be placed on the gentle lower slopes of Summit below Little Slalom72 with a 20 m shallow inverted V cordon at its top to deflect skiers descending onto the beginner area.
Retaining Village beyond 1525 m ASL allows for downtime elsewhere. To serve tobogganers, tubers, ski school and tow users. 72 Skiers may still use the northern slopes of Summit but are turned away from novices at Little Slalom. Up to 25 m pod width just north of the tow could be groomed for novices.
70 71
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Appendix 8
Skier Ability
*The data can only be approximate, depending on the classification system, skier perspectives, terrain hazards and limited opportunities to practice skiing in Tasmania. It is assumed (1) vertical demand is relatively low because the runs are short and the tows slow and (2) acceptable skier density is high due to the relative novelty, limited runs and no alternative skifield. # The skier densities accepted in Australia are about 4 - 7 times those of some Canadian resorts.
Table 5.2 2008 SLOPE CAPACITY* BY SKILL LEVEL (Numbers of skiers who can comfortably ski runs accessible by tow) Skier Ability Slope % Mtn Area Potentially Available if Useable Usual Maximum Useable Area 0.29+ / .625 2.4 3.35 1.05 2.3 0.55 0 9.94 Average Useable Area 0.25+ 1.82 2.45 0.80 1.65 0.28 0 7.25 Skiers Very Good Snow 40+ 240 268 73.5 126.5 22 0 770 Skiers Av Snow 33.75 182 196 56) 90.75 11.2 0 570
Beginner Novice Low Intermediate (Intermediate* High Intermediate Advanced Expert Total
10 - 15 15 - 25 25 - 35 30 - 40 35 - 45 45 - 60 over 60 21.5
*The above data can only be approximate, depending on snow conditions, classification system, skier perspectives, terrain hazards and limited opportunities for skiing in Tasmania; see also footnote 22 on pod calculations. Some intermediate slope is included in high and low intermediate for some complex areas.
Left: Eastern side of lower Bills Tow where mostly well groomed Right: Fannies - Big Ben Area, note the unevenness of some ground
Ministry of Tourism, British Columbia, March 2006: All Season Resorts Guidelines, Mountain Resorts part 4 and Margulles 1990, Graham-Higgs 1992 who used Farwells figures and former British Columbia Guidelines.
73
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Figure 5.1
30
25
20
15
10
0
% Beginner Novice Low Inter Intermed
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Figure 5.2
Percentage of All Skiers & Snow Boarders
Beginner# Novice Low Inter Intermed High Inter Advanced Expert*
30 25 20 15 10 5 0
%
The upper shading shows the apparent skill distribution for excellent snow (when Creek Tow runs): novice would decrease by about the same.
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High Int Novice Low Int Novice Intermed Low Int High Int
88 17 45 22 72 49.5 59
7 7 7 65 6 6 6
CCC = comfortable carrying capacity see Table 5.6 for explanation Slope Capacity = Terrain Capacity
Slope Capacity
CCC (tow)
Figure 5.3: Comfortable Tow Capacity compared to Slope Capacity for Excellent Snow
Summit has a high tow capacity relative to slope and Bass and Giblin have a low tow capacity relative to slope in excellent snow conditions.
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70 17 45 22 44 49 41
200
Slope Cap. Av.
150 100 50 0
Summit Bass Village Creek Fannies Bills Giblin Slope Cap. Exc.
Figure 5.4a: Comfortable Tow Capacity for Average Snow compared to Slope Capacities
For average snow Summit Tow capacity (CCC) is much higher than the terrain capacity. For Giblin Tow CCC is much lower than its terrain capacity for most snow. For three tows there is a reasonably close match relative to the slopes they serve.
Slope Capacity
CCC (tow)
Figure 5.4b: Comfortable Tow Capacity compared to Slope Capacity for Average Snow
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Table 5.5 2008 SLOPE CAPACITY FOR SKIING & SNOW BOARDING, BY TOW
(Numbers of skiers who can comfortably ski runs accessible by tow)
Lift
Skill
Density
Summit
Advanced High Inter Beginner Novice Low Inter Novice Beginner Advanced High Inter Low Inter High Inter Low Int Novice Advanced High Inter Int Low Inter
Bass
Village
Creek Fannies
Bills
Giblin
14.21
1073.8
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Wet area of Home Trail and preferred OSV route recommended for attention
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Table 5.6
The effective capacity of a tow, the number of patrons best served by it, is referred to in ski resort planning as the Comfortable Carrying Capacity or CCC. Calculation of CCC takes into account the number of vertical metres a skier wishes to ski (vertical demand) in an hour or a day and the number of vertical metres a tow will transport the skier (vertical supply) in an hour or a day. Vertical demand and vertical supply are expressed as vertical transport metres (VTM) per hour or per day. VTM* demand parameters for skiers vary with skier skill classifications (based on statistics). For calculating the CCC of a given terrain pod a weighted average VTM parameter is used to account for the varying skill levels of the skiers who will use the pod (Table 5.1). VTM supply is a function of the vertical rise of the tow and its hourly (or daily) capacity to carry persons, adjusted by a tow loading efficiency factor. VTM supply and demand factors yield the CCC of a tow in accordance with the CCC equation: CCC = Tow Vertical Rise (m) x Tow Capacity (PPH) x Tow Hours of Operation x Tow Loading Efficiency
Weighted average vertical demand / skiers / day VTM
The design (or theoretical) tow capacity: the number of skiers or persons transported per hour (PPH) with no misloading, stops or slowdowns. PPH is determined by the number of passengers per carrier and the time interval between carriers, the equation is: PPH = 3600 x P
The efficiency factor takes into account missing carriers, misleads, stops and slowdowns. Estimated capacity is the design capacity x efficiency factor. VTM / hr is vertical transport metres per hour. A vertical transport metre is one skier elevated one metre vertically, the equation is: VTM / hr = VR x Actual Capacity Vertical rise is taken from a contour map of the area.
*Low end VTMs were used as Tasmanian tows are slow compared to modern lifts.
Skier Ability
Slope %
Usual Maximum Useable Area 0.29 1.875 2.45 3.95 4.1 0.60 0 13.3
Average Useable Area 0.25 1.47 1.825 2.55 3.00 0.28 0 9.38
Beginner Novice Low Intermediate Intermediate* High Intermediate Advanced Expert Total
10 - 15 15 - 25 25 - 35 30 - 40 35 - 45 45 - 60 over 60 21.5
The above data can only be approximate; it depends on snow conditions, classification system, skier perspectives, terrain hazards and effects of limited opportunities for skiing in Tasmania. Some intermediate is included in high and low intermediate for s ome areas.
74
The proposed rearrangement is Fannies T-bar replacing Village Poma and Village Poma placed along original Big Ben alignment
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78.5 17 68 22 59 49 41
89 17 68 22 59 49.5 60
Summit
Bass
Village
Creek
Big Ben
Bills
Giblin
Figure 7.1: Tow Capacity for Average Snow vs. Slope Capacity for Proposed Tow Rearrangement
75
The CCC efficiency of Village T-bar may be significantly less when back slope tows are open.
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Density
Summit
Advanced High Inter Beginner Novice Beginner Novice Low Intermed Intermediate High Intermed Beginner Intermediate Advanced High Inter Low Int Novice Advanced High Inter Int Low Inter
Bass
New Village
Giblin
TOTAL
78.5 17 68 22 60 49 60
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89 17 68.5 22 60 49.5 60
Figure 7.2: Tow Capacity for Average Snow vs. Slope Capacity for more T-Bar Equivalents
Summit Bass 30 Sec Nvillage Creek Bfannies BigB T Bills Giblin Total
89 17 99 51 22 14 60 49.5 60
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Density
Summit
Advanced High Inter Beginner Novice Beginner Novice Low Intermed Intermediate High Intermed Beginner Beginner Novice Intermediate Advanced High Inter Low Intermed Novice Advanced High Inter Intermediate Low Inter
Bass
New Village
Giblin
TOTAL
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30
Figure 7.3 Approx Skill Distribution if More T-bar Equivalents Chair Percentage of All Skiers & Snow Boarders
Beginner Novice Low Inter Intermed High Inter Advanced Expert*
25 20
15 10 5 0
% * There are no expert runs available at Ben Lomond.
Table 7.9 SLOPE CAPACITY FOR MORE T-BAR EQUIVALENTS CHAIR BY SKILL LEVEL
Skier Ability Slope % Area Potentially Available if Useable Usual Maximum Useable Area 0.52 /.855 1.975 2.45 5.375 4.35 1.00 0 13.3 Average Useable Area 0.47+ 1.58 1.825 3.10 2.90 0.58 0 9.38 Skiers Good Snow 72++ 195 198+ 376239 40 0 1119 Skiers Av Snow 63+ 158 146+ 217159 23.2 0 767
Beginner Novice Low Intermediate Intermediate* High Intermediate Advanced Expert Total
10 - 15 15 - 25 25 - 35 30 - 40 35 - 45 45 - 60 over 60 21.5
The above data can only be approximate, depending on snow conditions, classification system, skier perspectives, terrain hazards and limited opportunities for skiing in Tasmania. Some intermediate is included in high and low intermediate for some areas.
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Table 7.10 SLOPE CAPACITY BY TOW FOR MORE T-BAR EQUIVALENTS A CHAIR Lift Skill Usu. Max* Skiable Area (ha) 0.10 1.60
0.29 0.35 0.40 1.95 1.925 incl. below 0.325 0.8 0.6 0.35 (0.335) 0.23 0.10
Summit
Advanced High Inter Beginner Novice Advanced High Inter Intermediate Beginner Novice Low Intermed Intermediate High Intermed Beginner Beginner Novice
Density
Bass
30 Sec.^
Shorter Village
Intermediate Advanced High Inter Low Int Novice Advanced High Inter Int Low Inter
1.80 0.15 0.10 0.85 1.20 0.35 0.35 1.05 0.80 13.445
1.30 0.05 0.05 0.60 1.00 0.20 0.30 0.80 0.60 9.39
70 40 55 80 100 40 55 70 80
126 5.2 131.2 5.5 68.0 120.0 194 14.0 19.3 73.5 64.0 171 1119.5
Giblin
TOTAL
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Walking and bushwalking Climbing Ice skating Education (outdoor recreation, various natural sciences, ) Botany, botanical exploration Photography Conferences and fora in a natural setting Studying flora in a natural setting Social events in a natural setting Retreats Heritage tours / walks Environmental and natural system surveys, studies, monitoring, protection and remediation Life style change centre away from urban and suburban challenges (as a club?) Mountain biking beyond the existing service roads appears to be strongly favoured by some and strongly disfavoured by, possibly, slightly fewer. It is rejected on any new routes or tracks in the ski slope.
Appendix 10
Snow Fences
Snow Collection and Fence Characteristics The use of wind barriers allows snow to collect on the leeside. Barriers can be bushes, trees, rocks, hay bales, fences, plastic webbing, rubber / plastic tapes (between posts), etc Low permeability barriers (very little air passing through) tend to cause a short throw of snow, while moderately permeable barriers allow a longer throw of snow (Figure 1). Short throw tends to allow most of the snow to build up against the barrier: high and be steep sided. This is due to eddying creating scour closer the leeside of the barrier. Sufficient airflow through the barrier supports laminar flow yielding a long throw of snow, which tends to be flatter, wider and less steep. Long throw fences tend to eventually collect more snow. There is no such thing as an ideal barrier for all situations. Wind direction and speed, temperature, snow density (wetness / heaviness) and terrain also control how much snow falls where. There is an Australian Standard for the design of structures subject to wind. Some Suggested Areas for Snow Fence West and northwest side of Top of Bills (to cover offload and skier dispersal) Rock ridge west of T3 of Bills (to facilitate far better access to good snow bowls lower on Bills to Giblin side) Immediate west of Normans Folly on rock hump (better access towards Big Ben) Offload of new Village (to cover offload and skier dispersal) Just above boundary of service road from ski school towards ski field entry West side of upper Big Ben West to west-southwest side of proposed terrain park Westsouthwest of Bass near new Village Tow (to aid covering shallow broad shoulder very prone to scuffing) Major collection area: Long snow fences up to 25 m high may be constructed near the service road from the dam to Giblin Tow to farm snow for winter grooming. The fences are ideally oriented northwest-southeast. Other areas may be acceptable but should be agreed by discussion between user representatives and PWS. When a service road to Giblin is completed the long fences must be removed for summer.
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Appendix 12
The huts have heritage value given the period in which most were constructed and their relationship to the development of the mountain. Below are areas that need further research to give a definitive statement on the heritage value: Historic significance - it was the beginning of the development of recreational skiing in the north of the State Social significance continuity of use over a significant period from their construction to present day Cultural landscapes the placement of the huts in the context of the mountain landscape and the use of the mountain as a ski field Aesthetic significance a number of the huts and their outbuildings have an aesthetic appeal that requires research on how they compare to others in Tasmania and their rarity across the country Uniqueness - the placement of some huts in the context of the mountain landscape, water supply, how they compare to others in Tasmania and their rarity. The huts and features that should be subject to further investigation are: Dumitchmill Hut Zermatt High Dudgeon McWigs & out building Ben Bothie & out building Ben Bullen The Kremlin (Summit Hut) The pole lines The stone shelter The stone pad Once the significance of the huts is established it is recommended they be nominated for registration on the Tasmanian Heritage Register. This would give the huts some protection under the Historic Cultural Heritage Act 1995. Until then the huts should not undergo any works that may impact on their heritage values.
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Appendix 13
New and Increased Safety, Environmental, Social and Energy Requirements and Responsibilities legislation (eg more asbestos regulation) good practices codes (eg OH&S, fire, toxic substances - mostly unpredictable) much less use of petroleum products, travel much more expensive, helicopter use unaffordable and carbon constraints effects on Lease / Licence Renewals and Conditions possible performance criteria. new expertice and resources may be required Changed Justifications for Resources in A Highly Competitive Environment different resourcing justifications may be needed to respond to changing public and government priorities and expectations. new skills required Feral Flora and Fauna, Possible Disease Outbreak or Ecological Disaster weed infestation, pests causing significant changes in values major toxic leak, no potable water Climate Change Effects most not yet accurately predictable in time, type and severity; some covered above Major Infrastructure Loss / Disrepair urgent remediation may be required possible liability for commercial losses Demise of A Key Ski Slope Business may have flow-on to other interests urgent action may be required opportunity to review licence conditions New Demands and Activities (unpredictable) and / or More Visitors New new licences, agreements and / or codes of practice opportunities and benefits may be available more costs and resources possibly needed boundary / zoning redefinition; unlikely but possible76 need to consider threats, benefits and the public interest More Visitors more income, but may stretch resources and services Grid power flow-on effects more all-year-around use possibly more day to day management presence needed connection of sewerage treatment plant to grid
There may be a request that the most used area(s) of the skifield have its national park status modif ied to allow more ease of appropriate development and servicing. In this respect a trade off with commercial interests may be beneficial. Perhaps effective performance criteria could ensure the key values of the area are conserved, that commercial interests carry out their plans and their patrons are better served and reasonably safe.
76
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Appendix 14
Money and other resources are relatively scarce because Ben Lomond is small, marginal and in a State of low population and lower income than average for Australians. Each major interest at Ben Lomond is much limited by this. The area is fairly expensive to run. Until its demise BLSMA then PWS put considerable effort into the area, but PWS may not be able to sustain it. Critical to the future success of the area is sufficient resourcing to achieve at least essential improvements. A wide variety of resources are potentially available: (1) volunteer labour, skill and expertice (including Greencorps), (2) commercial interest, expertice and finance, (3) some lodge resources, (4) State government funding and grants, (5) Commonwealth funding and grants, (6) community groups resources, (7) Northern Midland Council, (8) special benefactors, (9) Tas Community Fund, (10) Landcare, (11) Natural Resource Management, (12) Sport & Recreation, (13) employment and / or training schemes, (14) PWS resources, (15) other DPIW resources, (16) funds set up for environmental research and improvement, (17) funds to care for water-catchments, (18) joint commercial investments, (19) social / environment interest groups, (20) sponsors, (21) Northern Tasmania Development, (22) Tourism Tasmania, (23) various joint efforts, etc. Special purpose money and other aid are often available for environment and tourism. Some resources are available to suitable groups but not authorities like PWS. The Education Department, particular schools, some clubs and other organisations may wish to help as a trade-off for some kind of alpine campus or preferred access. Sharing of resources can mitigate costs to some extent. The challenges of Ben Lomond may only be met through close and constructive relationships between individuals, PWS, commercial operators and clubs. PWS has indicated that it would like more community participation in ski slope development and management. Conversely others want more cooperation from or with PWS. It is in everyones interest to cooperate and find ways to minimise each others costs. Each party has access to things another wants. PWS has access to natural and cultural information and good office facilities, others have access to labour and expertice and others some funds at their disposal. Synergies can be had with buildings, infrastructure and equipment; eg shared uses, multi-use and shared ownership. Good communication is critical for building relationships between interest groups, securing support for plans and strategies and strengthening the skifields position in the market. It is recommended that Ben Lomond interests (including PWS) form a representative accountable interest group to find and avail Ben Lomond of potential resources and synergies77. The group should decide what it and willing subgroups can be responsible for, allocate resources and provide a reasonable deadline. One task would be, when ready, to market new activities. Subgroups could strike agreements with PWS, the above body or others to do specific jobs without supervision. The agreement would give the parameters; free training could be given if needed. The Ben Lomond Committee, businesses and PWS should cooperate more to achieve on-ground works which better matches the benefit volunteers seek to gain. This helps stimulate volunteer interest which has flagged at times. In the absence of agreements on resourcing the following Principles apply: Item to Resource Usual Responsible Entity Developments benefiting a narrow sector or Proponent(s) or for commercial gain Commercial enterprise Management PWS or agreed sub-entity for specific tasks Developments of wide interest PWS ( helpers) Agreed tasks Agreement signatory(s)
77
Some resources are only available to entities separate to government; incorporation allows more resource opportunities
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Top Left: Little Slalom area showing possible toboggan / tubing terrain park / jumps runs. Mid Top: Main drainage channel; a minority boarded, the rest open, some parts can overflow. Top Right: Many rocks, some too large to remove by hand in the Creek - Home Trails - OSV route area. Lower Left: view of front Slope between Bass and Summit Tow; red box around small cliff for which ramp suggested and green line shows the main descent run from main Summit Tow offload. Note the many bushes (orites and scoparia) and rocks on the slope. Lower Middle: Bellendena in flower, common on slopes. Lower Right: Highest dwelling in Tasmania Zermatt
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Photographs show the terrain of Back Slopes (Giblin to Fannies at top). Many areas have rock able take machinery without impact. Access routes are critical, especially on lower slopes or where vegetation. Lower left and right show lower parts of Bills and Big Ben respectively. Bottom middle shows example of piled rock requiring machine assistance to remove to improve safety. Centre left shows Ground typical of summit areas, some is more like bottom middle.
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Appendix 15
Summary of Main Actions & Recommendations for the Ben Lomond ski slope
Many of the actions proposed can only occur if there is resourcing for them and pre-requisite actions have been carried out. For instance there may be great demand for a terrain park, snow-making and tubing areas, but if no entity is willing to invest they will not occur. This and unknowns in weather / ski season success, commercial interest, government resourcing, volunteer and other support and visitor demands mean that flexibility in priorities must occur. Priority is generally based on relative importance and the need to undertake some actions before others. An ongoing high priority will be ensuring viability of the skifield is not unreasonably diminished by a recommended action. Some less likely, but supported, items are omitted from the Action Table. The table is but a short summary of the Plan.
Action Ecology Weeds & Disease Erosion Control & Rehabilitation Service Routes New Works Construct Service Access For What / Extent Facilitate ID of critical ecological processes and possible threats, plan for and control threats; Annual weed and disease monitoring; removal or control. Those introduced by known entity Survey for and rehabilitation of erosion areas; water bars. Construct service routes and tracks, preferably on degraded ground New developments Service route suiting light to medium weight vehicles from NTAC to Giblin Tow, subordinate accesses along tow tracks and main Home Trail (+ suit winter groomer); max. use of degraded ground. Services preferably laid in route. Vehicle access limited to servicing, grooming and emergencies. Facilitate use of economic pre-established vegetation mats based on exotics not able to threaten BL by regeneration or disease, preferably with some local vegetation species: Revegetate problem areas New developments Locate the Epilobium willisii specimen near Bass Tow if exists and local protection if needed. Survey / study hydrology and prepare strategy to appropriately control water Better diversion of water from wet and high melt - high traffic areas where commercial benefit (eg training area and skiing areas); same re public areas Where frequented open drains and channels present a danger to skiers; skier + OSV crossing just inside main skifield entry Why To maintain natural values To maintain natural values Improve aesthetics, stop further erosion, maintain water quality and minimise degrading intact ground For tow servicing / safety, to stop erosion, maintain water quality, maximise affordability. For effective rehabilitation and erosion control Responsibility* PWS, DPIW PWS, DPIW volunteers Relevant Entity PWS volunteers. PWS (walks component), commercial operator (new service routes) Relevant Developer ? Commercial operators / service providers volunteers. PWS (limited width walking track component) PWS, DPIW volunteers Same or party responsible Relevant Developer PWS, DPIW volunteers, others PWS Relevant commercial providers volunteers; PWS volunteers Relevant providers volunteers * to be read as: with the help of, but not responsible Priority P3 P2 P2 - P3# P1 P1 - P2 P1 at time P1
Revegetation Facilitation
To maintain natural values, biodiversity To maintain natural values and facilitate enjoyable skiing To protect vegetation, prevent erosion, provide better skier enjoyment and retain affordability Safety, to protect drain, vegetation, provide better skier enjoyment
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Action Waste
For What / Extent The managing authority (ie PWS) will work with key stakeholders to ensure that all redundant and discarded materials (eg litter, waste material, cables, protruding steel, old wood, broken markers) are removed from the ski slopes in a timely manner. PWS policy: visitors informed to dispose of own materials responsibly, MIB: signs, entry information. Installation of new, and maintenance of current, seasonal (snow season) or temporary materials and infrastructure on the ski slopes, must be approved through a written authority. All seasonal materials and infrastructure will be removed as soon as practical after the snow season. The managing authority may require applicants to maintain an inventory of temporary/season materials. If not required for active work store out of sight under cover or in a shed to have no adverse impact or remove There shall be signs to public toilets which are open all year. Toilets may be included in any revitalised Ski Patrol building and investigate opportunities to provide access to existing toilet facilities on the lower slopes. Signs shall clearly advise the location of public toilets Up to three cameras to communicate conditions to the public. Snow Safe posters and signs. Annual competition entertaining demonstration(s). /Cooperate when difficulties Two season sign(s) / map(s) to orient and inform of activities, views, services, heritage and natural features, their loci, safety and MIB; signs for good operational practices may be erected as appropriate A three yearly survey of visitor and potential visitor trends and issues, modify actions accordingly Improvements + additions to Snow Sports building and deck sufficient to meet requirements for safety, public and staff amenity and enjoyment (weather-proof lockers, fire escapes, table and chairs and limited simple shelter) are supported. Improve bench-seats of Snow Sports deck. Maintain table(s) and seats near Ski Patrol, off OSV route, and Snow Sports. The availability of lockers for public use near the ski slopes should be investigated and encouraged (see also BLSDP)
Priority P1 - P2 P1
P2, ongoing
Establish and maintain visual aesthetics Maintain hygiene, water quality and visitor comfort. Convenience, safety for persons on slopes
P1, ongoing P1 P4
SnowCam Winter Visitor Safety Interpretation and Signs Meeting Visitor Expectations Amenity Snow Sports Tables & Chairs Outdoor Relaxing Lockers
Safety, ensure recreation values met To improve safety and enjoyment and environmental behaviour. To make visitors feel welcome, the area, access and appreciate what is available To improve service delivery and guide development and timing Safety, to meet expected service delivery and a general visitor need Safety, allows enjoyment by non-skiers, meets a general visitor need To meet an expected service, safety and security
Entity designated by BLC PWS, Ski Patrol, Trainers commercial operators /all PWS BLC; relevant commercial operators + PWS PWS comm. ops. BLC Commercial Operators, PWS Existing: PWS More: interested others Interested Entity PWS
P1 P3
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Easy dry shoe walk + interpretation to Legges Tor which avoids main downhill skiing area, Giblin side track; maximise synergy with service route May be connected subject to EIA; seek help to install^ If economic to connect all parties shall cooperate for success ^ If grid connected, smooth grooming for snow-making and snowmaking become high priority.
Much in demand, non-snow / summer visitors uncatered for; conserve underfoot environment To reduce running costs, environmental threats and use of diminishing resource
PWS interested parties All possible users * to be read as: with the help of, but not responsible
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Action Oversnow Vehicles (OSVs) Slope Grooming (Summer Grooming) (Terrain Grooming)
For What / Extent When practicable service and preferred routes (with essential grooming and drainage) shall be used by OSVs; Develop and implement guidelines for use Consider developing basic training for safe use of OSVs Priorities are hazards, popular / potentially popular runs, low skill areas. D/H runs & trails to allow skiing or boarding at least three abreast. Staged rock removal and breaking (stone, cobbles to boulders and projections) and plant pruning supported; prefer removal of protruding rock rather than excavate. Prune without disturbing soil and maximise intact vegetation preferred. Terrain modification to improve tow tracks, offloading, loading and egress, smooth beginner and novice areas, existing & potential major runs (incl. tobogganing, tubing and jumping) + to facilitate winter groomer use and drainage. Any new special runs like tubing and tobogganing on undisturbed ground should use natural hollows to minimise grooming. Rehabilitation of disturbed soil is a must where needed. Grooming in any one time shall not exceed the capacity for proper and timely rehabilitation. Where plant cover is reduced / removed it must be protected / replaced before the next substantial rain if appropriate. A winter groomer, small groomer / adapted snowmobile and grooming equipment are supported. The machines may transport, shape and compact snow. A shed for groomers and their equipment is supported, subject to conditions. The use of temporary covers to protect stored and valuable snow and designated activity runs from rain is supported. Use for skiing areas prone to wind scour, fast melting or snow scuff and to farm or store snow; where practicable and readily accessible by vehicle fences should be removable (except anchor points). Some fence loci are recommended in Plan. Long high seasonal fences for farming may be used south of the Giblin Fannies area. Fences should be maintained reasonably or removed
Why Safety, facilitate transport of staff and equipment, retain natural values; OH&S Safety, remove bottlenecks, improve skiing runs, reduce tow breakdowns, allow skiing on less snow + skier + snow boarder enjoyment while retaining affordability
Responsibility* All OSV drivers; PWS-BLC comm. ops. BLC BLSP Relevant Proponent
Rehabilitation
Sustainability, retain maximum of local / surrounding environment as was, minimise values changes Safety, protect vegetation, provide better skier enjoyment and retain affordability To protect equipment, reduce aesthetic intrusion Optimise affordability and amenity For safety, improve recreation values, to protect vegetation and provide better skier enjoyment by a most affordable means Relevant service provider (eg Comm. Operator) Relevant service provider Relevant snow owner Relevant fence owner or service provider volunteers; for all additional fences, the commercial beneficiary * to be read as: with the help of but not responsible
P1 when relevant
ongoing
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For What / Extent Ensure pollutants do not threaten water values: develop EMPs and implement; bund toxic liquids Review DP re water quality Remove sediment from current dam or raise wall a little to increase supply Equipment at least as efficient as BLSMA identified; subject to water, energy & affordability constraints: without water supplementation only one 225 L / min gun equivalent. Priority is beginner & novice areas, front slope loading areas, high use areas of gradient less than 25 % below 1505 metres and a toboggan or tubing run or other popular activity which uses limited snow. Patching of other bare and thin areas + small special purpose areas is supported. Snow corrals to store snow are supported. Environmentally safe snow-making additives supported / DP Evaluate water needs, economics and the effect on Big Ben Creek to ensure viability - if OK and licence/permit obtained: a dam 50 m diametre, taking into account recycling and likely water use may be built. The perimeter may be clearly defined to minimise others moving through, drainage may be improved, a run-out should be constructed; if essential may rotate eastern end of toboggan boundary fence 12.5o south. The few remaining rock obstacles may be removed. The area may be used to teach cross-country and other activities by trainers. If beginner capacity is not sufficient a short tow may be installed along the lower Fannies to miss Home Trail Separate tobogganing, tubing & play. Slope grooming (smooth, drains, run-in, sides and run-out), tow and snow grooming supported for tobogganing and tubing. May rotate boundary to increase Beginner Area. Structure to facilitate run-ins allowed; snow-holding surface may be used in ski season. Toboggans & tubes only hireable if snow sufficient. Small tow allowed with fee charged for use; tow may be multipurpose: tobogganers, tubers and beginners. Other play to be in the southern part of 2008 area
Why Maintain environmental values and drinking water (PEVs) To meet water demand when needed, affordability Alternative when snow is poor or limited, provide better skier enjoyment, protect vegetation; prevent excessive water taking,
Responsibility* PWS and Commercial Operators; PWS P3, ongoing PWS + Users + NMC; Relevant snow activity provider(s) (commercial operator, association or other)
To maximise efficiency and viability To maintain ecology and ensure viability Primarily for snow-making, to meet water demand Safety Relevant consumer(s) or their supply authority (approval) if directly relevant Relevant commercial operator PWS: may need lease change for viability re improvement costs Commercial operator PWS any relevant service provider (eg commercial operator) P3-P5 only if snowmaking P1 P3, P3
New Dam
Training Area Modification (Beginner Area, Ski School) Beginner Tow at Fannies Toboggan / Tubing / Snow Play Area
Better amenity use To overcome shortage of tow capacity for beginners; uses impacted ground Safety: current area not always suitable. Improve snow play area function.
P1 P4
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Racing Jumps
For What / Extent An up 15 m wide strip near the upper Village Tow may be used, but not interfere with main Home Trail or Milk Run. If a pedestrian accessed park would be sufficiently used, an area below Little Slalom is supported. The access path shall be multipurpose: toboggan, tubing, jump or / & terrain park. 3 timing cables may be installed safely and inconspicuously Where effective risk management can demonstrated by proponent, jump(s) and / or training service may be permitted from Little Slalom or other approved locations. Provide information which allows skiers to understand risks associated with using jumps and to assess which jumps are within their skill level, eg difficulty rating systems and signs. A commercial or incorporated body must be responsible for the infrastructure, risk management and operational practices. The jumps should not be obvious out of skiing season or removable. When the BLSDP is reviewed, consider allowing cross-country skiing within the ski slopes under certain conditions. For example, when tows are not operating, in areas outside of serviced ski runs, on the proposed service route from NTAC to Giblin Tow, on the preferred downhill X/C route shown on Map 1, in the beginner area near Snow Sports, south of back slope tow bases, and up to 1535 m ASL directly below Giblin Chute. The service route from NTAC to Giblin Tow may be groomed for cross-country skier enjoyment and practice. Subject to a review of the BLSDP, marking of a cross country ski route from the village road north towards Ben Bullen is supported. The route would be on or near the alignment of the proposed summer walking track, where a rough track / pad already partly exists. In patrolled well light runs in an area free of major hazards. Night tobogganing or tubing in one safe area is supported subject to good lighting and patrol on duty. A skating facility is supported at the foot of the ski slope; near Snow Sports - Creek Inn preferred, if not in Village. Small tows or conveyors (eg Magic Carpet) may be used: in / near Beginners Training Area, ideally from Snow Sports along Toboggan Area border towards Village Tow to serve trainees,
To retain aesthetics To reflect traditional use and improve enjoyment. PWS (signs) P2
no action P3 P1 P2 P2
Provide better skier enjoyment, safety Increases public amenity over more of year, amenity when snow unskiable Amenity to enhance patron enjoyment and maximise runs per unit time.
Relevant service provider Relevant service provider Commercial or incorporated interest(s). Appropriate service provider(s)
P2 P3 P4 P3
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Skier Protection
tobogganing, tubing and staff and possibly others. A small conveyance for each of tubing and tobogganing A portable tow for runs not serviced by other tows Should install a soft protective barrier immediately above the Bass offload to redirect descending skiers (Appendix 7c provides a better solution if further tow development)
Safety
Relevant commercial or incorporated interest(s). Tow service provider BLSP * to be read as: with the help of, but not responsible
P4 P3 P1-P2
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Tow Tracks
Ski Patrol
For What / Extent The installation and maintenance of artificial ground surfacing (eg artificial snow, wooden deck, suitable carpet) is supported in highly trafficked areas (eg loading, tow tracks, offloads, egresses, limited number of bottlenecks on potentially, major runs), subject to PWS written authority and SSP conditions. Tow tracks should be summer groomed and / or decked where needed to remove side-slope, allow the use of a winter groomer and prevent patrons catching edges, winter grooming is supported; summer grooming vehicles allowed where low impact. See also Construct Service Access Loading from both sides of tows is permitted and encouraged Minor slope grooming and ramp supported to bridge drop / facilitate redirection of skiers nearer Summit. Part of Normans and Giblin Folly may have improvement. Max. height for ramps 2.5 m; most of structure seasonally removed The removal of Fannies Tow and installation of a T-bar equivalent from the current Village Tow base to between the current lower Fannies offload and 25 m higher is permitted. Extending the proposed Village T-bar equivalent close to Fannies or a little more is recommended / allowed. Multiple offloads permitted, including for beginners (ca 1485 m ASL). Fencing and other items are supported to improve snow holding and skiability near 1535 - 1538 m ASL Caveats apply if a 30 Second Tow is installed. After Fannies is removed, re-install a tow on a former Big Ben alignment; prefer T-bar eq. capacity and reliability; improvement of the tow track; failing a suitable T-bar equivalent the former Village Tow may be installed. A T-bar, equivalent or better may be installed later. Snow fences near the offload and egresses are supported. A new or upgraded building is permitted (as per BLSDP) to provide sufficient room for equipment, patient treatment, waiting area and amenity, services, security and accommodation in the same locus; must be able to maintain national standards and reasonable patient expectations, a possible PWS and public annex included.
Priority P1 - P3
Safety, to stop derails and other damage, reduce downtime, improve boarder / skier enjoyment Reduces snow wear, safety Safety, major Summit run bottleneck adjacent, reduces concentrated snow wear, greatly minimises grooming To overcome front slope under-capacity Retain ease of access to back slopes, safety Safety and amenity: rock shoulder prone to severe scour
P1-P2 P2-P3 P3
Tow service provider or interested others volunteers Relevant tow service provider (eg commercial Operator)
P2 - P3 P3 P4 P1
P1, P2
To meet demand shortfall, impacted former tow so minimal grooming, particularly good snow area To ensure skiable snow. Maintain national standards, meet patient expectations and proper care of equipment and patrollers. Building old and aging, fewer patrollers are lodge members so may need accommodation
P4 - P2
For What / Extent An emergency plan shall be developed to include a reserved area for landing a helicopter near Ski Patrol. An emergency Plan shall be developed for the area All key entities are to maintain ability for immediate mutual communication and with emergency services A program to identify and conserve items of significance, those worthy of preservation and any repair / stabilisation needed (in line with legislation) shall be carried out and the conservation measures implemented. Any required heritage nomination / listing shall be forwarded Encourage the research, gathering of oral history, photographs and other historic items which could be lost into one publicly accessible entity PWS shall maintain a management group, preferably containing persons with ski slope experience, who shall pro-actively liaise with key interests on all relevant issues. The BL community shall maintain a group representative of interested parties able to liaise with PWS and disseminate information to their constituents An accountable representative group formed to locate and avail BL of potential resources to better the skifield. Support reasonable proposals & resource seeking applications Maximise potential efficiencies where and when reasonable: encourage sharing (eg multipurpose use, ownership, responsibility, expertise, human resources and promotion), local innovation, minimise duplication. Phase changes as affordable. The Ben Lomond Committee, PWS and commercial operators, should continue to identify opportunities to engage volunteers in ski slope improvement and management, through the PWS volunteer program.
Why Safety, to handle some major emergencies Safety, to handle emergencies Safety, emergency help and coordination of staff and information To assess and maintain cultural and historic heritage and related values
Responsibility* PWS + BLSP PWS, BLC + BLSP Each responsible entity PWS + owner support Owners
Maintain cultural and historic heritage To make good use of local expertice and potential synergies
Owners + PWS support BLC, community, history preservation entity, with PWS support PWS, BLC + community
Good use of local expertice & potential synergy, maintain social & other values Demonstrate proposals may occur To facilitate best value for resources and effort, affordable recreation, enjoyable visits and increase potential visitor base To make good use of personnel resources and potential synergies, facilitate affordable recreation and appreciation of effort;
BLC + community PWS PWS All parties, perhaps some PWS facilitation
BLC + PWS interested others Interested Party(s) + PWS * to be read as: with the help of, but not responsible
P1
P1
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Action Promotion and Information Climate Change Reviews Water Quality Service Performance, Licence & Lease Review
For What / Extent As genuinely significant improvements, services and infrastructure are in place for recreational activities commercial interests, PWS and BLC shall market them. (Brochures / information updated after significant changes) When relevant quality information is available, key interests should understand the likely impacts of holistic climate change in the skifield and consider it in decisions. Plans, Policy, Licenses, Leases, Agreements Test water March + late skiing season (if skiing) - BLSDP Insert performance criteria into lease/licenses to ensure improvements to service. All skifield services should operate as advertised / advised when skiable and safe; reasonable minimum service hours. Leases, Licences and relevant other Agreements should be for a long enough term, and saleable within that term, to warrant / encourage the costs of improvements, development and remediation to reasonably ensure commercially viability.
Why Too few are aware of opportunities at Ben Lomond, especially out of ski season, to halt visitor decline, maintain viability of area To help maintain natural, social & recreational values, business viability & acceptance of necessary precautions. maintain natural, social and recreational values; improve management, services and skifield image; retain business viability and acceptance of necessary precautions when significant expenditure required.
Responsibility* Commercial interests, PWS and BLC as pertinent PWS + community effected / interested parties PWS + stakeholders + BLC
Storage
Consider minimal functional addition if new codes, OH&S, legislation, accepted new popular activities, safety or Plan amendments compel more storage, preferably on the lower side of the service routes or roads and /or onto or very near existing sheds Consider additions and changes to meet new codes, OH&S, legislation, accepted new popular activities, safety, Plan amendments, public enjoyment or commercial amenity.
To be able to comply with legal requirements and for safety, reasonable amenity and environmental protection PWS (amendment), relevant proponent for shed
P2 if needed
PWS (amendment), relevant proponent for shed P2 if needed * to be read as: with the help of, but not responsible
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